first brrrr help needed

[Chris Brall]

a friends daughter lost her husband her name is deed and can only sell property. tried to sell through a realtor but did not sell. property is in bad shape. she bought new home with insurance money. wants to walk away from property. we agreed to a purchase for payoff amount only. The numbers 145000 owed on mortgage 20k out of my pocket for rehab. I do my own rehab plumbing, electrical, framing, I have been involved in all trades. ARV 225k-260k rents for the rehab 3/2 horse farm 1600+ month. here is my question how do I purchase to refinance? I am making payments on mortgage while in rehab I have filled out a 3rd party authorization form with the owner. I have to contact lender with form if they accept it at what point do I own the property so I can refinance it ? if they don't accept the 3rd party authorization form then how do I purchase the property? Thanks for your help.