Hopefully your tenant accepts responsibility.  

I have a small mortgage left on it with around 3.75% rate and I think Chase (mortgage holder) will accept that I modify the deed such that it goes into an LLC. 

Meanwhile, the sellers who are most likely to offer creative financing are normally the owners of  real estate that have issues.....condition.....low barrier/over supply market......or perhaps pricing issue, and one of these factors is why its not marketable in a arms length transaction and why creative financing would be accepted.

You could agree with the Seller that you will accept up to $10,000 in the special assessment and the seller covers the remainder.

They will also accept conditions before the appraisal is done. 

Even still, it could be said that I've still lost money due to my time on the tools instead of prospecting as a real estate agent (the cost of lost opportunity).If you can truly do 80%-90% of the work yourself (at acceptable quality levels) and you aren't sacrificing your time where you can get better returns for your efforts, then yes, it can work even up here in Canada.

One thing to consider on the credit card option is that a lot of contractors don’t accept them so that could be an issue.

An offer was received that I accepted. 

It's acceptable as an area though the flips I saw weren't great quality.  

If I were you, I'd pass on this property and look for something else (and I suggest a 3 BR) under $80 that you can put a little rehab into, unless insurance pays your family member a bunch of money and they accept a much lower price.