During your initial walkthrough, inspect the property for any major issues such as structural damage, roofing problems, plumbing, and electrical concerns, while documenting all cosmetic and functional issues with detailed photos and notes.Once you confirm the property’s potential, finalize your ARV and calculate the repair costs using either a reliable estimator or insights from contractors.

Let me know if you need help with financing or structuring the deal.Best,Drago

Looking for permanent structure over being on wheels to avoid RV parking issues with the city and for the property value add with the permanent structure.

Sounds like an unreasonable seller and the most likely reason for them not wanting an offer with a financing contingency is the property is in too rough shape to get financing on it (structural damage, fire damage, etc.) or won’t appraise anywhere near asking price.   

As others stated, if the existing structure is legal but non-confirming that should not be an issue.

PML is not some putz that you're gonna dictate to as far as terms and structure. 

Large gifts, including real estate, may benefit from structuring around this limitation.

As far as refinancing, you can either do a conventional loan where they use your debt to income / DTI to qualify or you can use a DSCR loan which structures the loan off of the rent versus income ratio.More info on DSCR loans: DSCR loans won't use your income to underwrite the loan. 

Why risk your personal credit or you time and energy in needless mistakes when you can build a strong business structure, secure funding, and grow smarter from the start?

I would probably structure it as debt like a loan and possibly break it up into quarterly payments or whatever you think will work best for you as far as repayment. you can get creative....