How can I make this deal happen? possible first purchase

[Mario Forno]

Thank you in advance for the help/advice. 

How can I make this deal happen? My dad passed away last year. My mother (71yrs) does not want to live in the house anymore she owes $50k and is willing to sell it to me for $65k. The house needs HVAC repairs and a possible foundation leak, this is a 90sq foot home with 2 bedrooms and 1 bath. 

I currently have about 10k in the bank but I keep hearing about buying properties without using your money?? The houses in the area are selling for $130k and renting for $900 a month. 

I had an inspection done on the house and an appraisal. The inspection company gave me a punch list of the items to fix and the appraisal the comps around the area. 

My question is should I just get a loan from the bank to cover the 65K and make repairs while my mother is living in it? or should I get a loan asking for the 65k + repairs? 

Thank you again for the advice.