Have to know when to say no to someone. my Dad who taught me how to sell real estate and work with the buying public always told me Son your an independent contractor you choose who you work with not the other way around and the most important word is NEXT. 

Most 100% lenders will lend at 100% UP TO 70% ARV, which is tough to secure.

Any advice on how I go about securing financing for less than $100k?

You typically don't want to do any renovations before the 2 years is up...just basic safety and securing the property.#4. 

She only received social security income, no other income.1.

For investment properties you should be using private/hard money lenders, but if it's a primary or you have a long window of time to secure the financing then traditional may be the way.Overall, it should be easier to get approved via creative financing though as there are options and workarounds for nearly every scenario (they just may cost more the more creative you need to get).

It can also be a professional company that uses private money to do loans, and gets investors, as opposed to government secured loans.

A publication of all properties set for sale can be purchased from Daily Court Review https://www.dailycourtreview.com or Foreclosure Listing Service.

a are a vacant house, the minute its mine I change out all locks and secure the premise.

Any thoughts on hiring an attorney or public adjuster?