Help! I need creative and experienced minds!!

[Eric Schalk]

I currently have two townhomes under contract that were being sold together. I am planning on holding these long term. One building, but parcelled separately. They need a roof, and the owner is unwilling and possibly unable to pay for one. The bank will not allow cash to be escrowed at closing for repair, loan is conventional. I can replace the roof myself, but I am obviously not going to do it before I own it, and really don't want to put the cash up to pay a roofer, even if he did agree to be paid at closing. Fear is the appraisal will probably call for a roof before closing. We are holding off on the appraisal for now to see if the current owners insurance company will pay for a roof due to recent hail damage. If all this backfires, I need a strategy to get a roof on the building either before closing, or need a way to get passed an appraisal. I know this sounds crazy, and hopefully I've given you all adequate information to understand my dilemma. ANY advice would be greatly appreciated!