Help! No Window, Now what?

[Account Closed]

Just realized by studying internal and external pics of an auction.com house I went under contract with, that one of the bedrooms does not have a window.  No easy way to add a window, as an addition was put on that part of the house where the original exterior back wall probably ended. 

It's supposed to be a 3/1.  1100 sq feet.  It's snug, so no easy way to get creative.  2 car attached garage (rear off alley). 

I have already paid my $2500 EMD. Title work has started. Oh, it's also on a fairly busy street. Single dotted yellow line on most of street except ends at intersections.

Auction.com's contract says they make no guarantees about home specs.   

I spotted the problem because I was looking at pics trying to figure out how to add a second bathroom.  I could annex this 'bedroom' for a spacious (no window?) second bathroom - but the 2 bedroom thing is a deal breaker for a fast sale.  3 bdrms in this area are not as common.  Most houses are 2/1.

Anyone have experience with what would happen if I walk at this point, besides losing my $2500?

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The numbers are roughly for a 3 bdrm....

Purchase 33,000 (includes all fees and title work, paid 30,750 for house).

ARV - probably 62-64000. (although, the busy street thing is confusing). My fast sale price was 59,900.

This house needs a new roof (tear off, waiting for quotes).  Otherwise, mostly intermediate cosmetic needs. I'd have a 9,000 rehab budget with an exit at 60,000.  Had good appliances, but some idiot broke in this week and removed.  HVAC also good, if they didn't touch it at breakin.  Electric and plumbing appear solid.

Comp:  2 bdrm serious fixer upper next door (corner lot) sold for 58,000 last December. They turned around and tried to sell within months, for half of what they paid?  No bites, though.  Doesn't look like they got far on the rehab.  Stable street, so no other busy-street specific comps recently.  Zillow estimates most between 58-65000.

No input will be turned away.  Thank you!

[Adrienne Bryson]

It's my understanding that it can't legally be called a bedroom unless there's a closet and a  method of egress (window large enough for an adult to climb through).

I'm not any kind of expert by far so take this with a grain of salt, but could you market it as "2 bedroom with a bonus room/office"?  Perhaps since you're replacing the roof you could put a skylight in over the "bonus room" and increase the appeal...?