I think anyone can be rehabilitated, its just a matter of if they have the desire strong enough to do so. 

Regardless of your desires, essentially any bank is going to require some form of personal guarantee from at least one of the LLC members in the case of a newer LLC (eg; one that doesn't have a track record, existing cash/cash flow, etc.)

Floor plans and layouts are also very important, and sometimes you need to drastically change it to add value and desirability, especially in bordering markets outside of Seattle.  

The location is desirable compared to others in the city and is close to shopping and schools.

My advice (and I am a broker) is get your ducks in a row....credit, wants, desired location, what you will and will not accept...and reach out to multiple agents.

Cash buyers typically have specific buying criteria: they look for specific types of properties in specific locations / zip codes, within a desired price range.

In my market, anything in that range is in terrible shape and in a less than desirable neighborhood. 

I did start out in a nicer area where it is much more desirable so I will start to look at transitional areas as well.

However, you also need to reduce your offer further by your desired assignment fee.

She also agreed that I'd do quite well with KW, and not going with C21 was probably good for my desired work style/schedule.