It sounds like my refrigerator/freezer is passing away! I would love any advice on landlords' favorite brands or models that last well and are not complicated. And are there any tricks to for the purchase as a landlor...

Upgrades include a fully remodeled kitchen, renovated bathrooms, new durable flooring, contemporary fixtures, and efficient heating and cooling systems.

When you’re flexible on the terms, you can often create a deal that satisfies both parties.Create a Sense of UrgencyIf you want the seller to move quickly, create urgency in a respectful way.

Fund higher quality cosmetic / light rehab for durability and dignity for tenants.

Additionally , the coverage should satisfy my mortgage company where I don’t have to buy a separate landlord policy. what say you?

wouldn't bring this one to a partner or anything just satisfying my own desire to get a foothold in a place i like to be.  

Perhaps we "buy" the house from them for the $328K balance to satisfy the lender and don't need a large down payment and then have a separate contract with them to pay $x per month until we've paid the full $172K amount.

I just wasn't sure if it is my responsibility to do something if the electric bill is high and are not satisfied. do I have to be concerned about that?

You did purchase the property in one tax year and are selling it in another tax year which satisfies one of the court rulings. 

There are a lot of websites that offer the course online, or if you have a college near you, they also typically offer a class that satisfies the pre-licensing requirement.