You can generally place a voucher tenant in any property.In order to place a section 8 tenant you will have to pass an initial inspection as well as an annual inspection where they tend to be more strict and have you fix things that you may not have addressed for a market tenant.

The fix was 6k in repairs, they called the county as the septic was passed based on permit. 

Regional lender know's this would put them outside of passing stress-test markers. 

I am using a new tax professional on the recommendation of another investor, who has since passed away- he recommended his daughter.

Now every week that passes, I'm paying extra to keep my rate in.

You might also be a good candidate for a small boutique hotel, an operator looking to retire will often entertain seller financing on fair terms and you could likely qualify for a SBA loan to help with your vision. 

For example, I mention that every adult must pay a $30 application fee, pass my credit/criminal background, make a combined income of 3x the rent, and whether or not the property accepts pets.

Even after you have title, if there is a redemption period in that state, then you want to wait until the redemption period has passed before you make any costly repairs or upgrades. 

Like @Matthew Paul said, if you use a commercial sander and do a couple of passes, you will essentially fill those holes with the dust.

@Joseph M.Yes of course,My hard money lender for my earnest money deposit passed away from cancer last night.