Newbie question about purchase of my 2nd rental

[Erran Brown]

As the title says I am new at this. I am looking at a SFR to buy for my 2nd rental. The problem is, the house is uninhabitable the way it sits. We have spoken with the agent and was told that they are not willing to do any more work at the price that it is for sale for. I am looking for ideas on how to proceed with purchasing the property. Right now I am unable to pay cash so I will have to get a conventional loan. I have not asked but I do not believe that the owner will do "owner finance". The 3 issues that I am concerned with is

1. Water heater is not installed, (It is just sitting on the kitchen floor)

2. Heat source is there but no power to see if it is working or not. 

3. I dont know how an inspection and appraisal will go with no light fixtures, sinks or toilets. The power and water have to be shut off.  

The house is in good condition but they are or were in the process of rehabbing the property, the water heater is in the house and it has a heat source but not in working condition that I know of. I know I have heard someone say before that they get an offer accepted and have a contract, then they will go and install a water heater or whatever is needed with there own money so then they are able to get the loan approved. So I am looking for any ideas on how to make this deal work.