To put it simply, and without sharing too many family details, I am helping my aunt, who is a victim of senior abuse by her kids, fix and flip her home after it was cosmetically destroyed and left vacant for many months.

Thanks for the suggestion on the rent schedule w/ appraisal, I'll bring up that point as well.As a fall-back I have found an asset based lender with rates that would work, thanks @Matt Mcguirk.  

Even if the roof is falling in it's probably still cheaper to just repair it, all the infrastructure, utilities, surveys, permits, soil studies etc cost a fortune.  

I currently live in Falls Church VA and am a first time investor looking to break into a market.

I would use it maybe 14 days per year, and it would be available for rent the rest of the time (ski lodging in the winter, woodsy get-away in the summer, leaf peeping in the fall!).

Does a tennis court fall under that category as well or should that be fine?

Allow it to go it's course.If the Seller accepts a buyer, then fine, let the deal go through to it's final course.If the listing expires without going into Contract AND if the deal falls out of Contract, such as when a Buyer fails to attain a Mortgage, then I can offer to buy the Property since there is no Agency relationship as the Contract with the Buyer had expired.I don't think I would want to offer a guaranteed buyout because I may need a contingency as well.Does that sound right to you?

Full time maintenance is a down fall, but once you have enough units in a close proximity, you can hire a full time maintenance and staff. 4.

Looking at a property being offered as an "8plex" -2 4plexes on 2 separate lots in same listing.As far as financing and valuation does this fall under the rules for residential or commercial?

The cool weather of fall will be here soon and many insects/rodents try to find their way indoors when the weather changes.