They are literally desperate and counting on Joe to close (a realtor offered to list it but Joe said he was a cash buyer and no fees and fast closing).  30 days later Joe is asking for an extension and a price drop but there isn't room. 

I would structure as a 12 month deal with (2) extensions. 

The term "seasoning " is really only applicable when you are acquiring a property or doing something else with the title/deed -- often you need to allow the title to season for a specified amount of time before a bank is willing to touch it -- banks don't like uncertainty.Regarding @Christopher Richardson's suggestion, if a private lender does not file with the registry of deeds, I don't see how they are protected from the equity in the property.

Cash, private money or hard money will get you into the deal easily, but you need to know your exit.

@Brendan Harrison I sent you a private message with a link to a podcast I did with Joe.

I don't look at my private house as an investment, I love where and I live and I would never leave.If this was a buy and hold rental I would sell that thing in a second. 

Extensive experience with this group. 

For most it would involve extensive reading of web sites like this and books.

Find a small private bank or credit union, it all works on relationships once you are starting to scale in my opinion, but it’s all going to come down to the type of asset it is!

What would be the estimated cost to fix the issue if it isn't extensive and can be accessed (I am assuming dry rot in garage the way it is described).