Buying home in dying town in Illinois

[Chris Brall]

need help friend wants to sell me his property in dying town in Illinois worth over 30k for the purchase price of 15k has a rent to own tenant that is on a 5 year contract paying 575 month. The renter has been in the property for 4months but under contract only 2. I would like to purchase put a mortgage on it use the money to purchase fixer upper locally. Also do I need closing company or some contract to close with friend? Thanks. Chris.