what are appraisal requirements to satisfy lender

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Hi all,

I understand every lender is different however I'm looking for general advice. 

My situation: I am under contract for a single family 3/1 @100k  and am working with a credit union to get a 20 year mortgage with 5% down. House is in an up and coming neighborhood and some sales in the area for around 300-400k (fully renovated).  Condition is fair to poor and I know for lender it needs to meet "livable standards". I do not want to do 203k loan. 

I am working closely with seller, and he is willing to make improvements to the property within reason. He has offered owner financing (we never discussed exact terms) but I thought I would prefer a bank for lower payments. 

My main concern is the heat requirement - there's one gas heater in the house, but there are 3 bedrooms, a bathroom, and a living area without a specified heating element. 

Pros: water, power, gas is on. bathroom functions as well as kitchen. older roof but no leaks. 

Cons: floors are un-even throughout house in some areas, no HVAC only 1 small gas heater connected in a hallway

Will electric heaters pass appraisal if I bought them? Short of renovating the place what can I do to get my loan to closing?

Where can I find good comps? - I'm not working with a realtor and zillow and the tax records seem out of date. I do have access to the MLS.

Thanks!