I know that if I reach out to Wells Fargo there is little to no chance of finding anything out so I am looking for a creative way to buy this forgotten property for my client. 

Soft costs including designand engineering plans ($1 sqft), plot plan($600 deal from connection ) and soil test for septic ($500 to plumber for excavation and 200 for city).

I've had many ups and downs and many times when I wanted to throw in the towel but I've persevered and I've achieved success with many clients. 

. :)If you've got the time, do a conventional 'soft money' cash out refinance on one or both of the others.If you don't have that time, get hard money on one or both of the others & refinance the hard money after.

Condos here range from the $60s to well over $200k; maintenance fees can also range from $350/month to $900/month depending on amenities.  

The rest is ensuring that there are not other dangerous conditions in the home, such as soft floors.  

I also used an FHA loan, with the PNC unsecured loan I placed the funds in my personal account for 90 days and then I went to wells fargo and purchased my property.

The memorandum (some use a letter of intent) approach is considered a "soft lease option" because the memorandum is generally a non-exclusive agreement that gives the seller the ability to walk away at any time if they choose to do so (even once you've spent all your time and energy finding a buyer and the seller decides to walk away at the last minute), but also gives you the ability to gain an assignable interest via the memorandum in a way that feels less scary to a seller (and generally you can structure the terms of the memorandum to have the rental payments begin the moment you assign, so you don't have to make payments while you're trying to find someone to assign to).You can also gain an assignable interest through a "hard lease option" that is exclusive between you and the seller, and will usually require you to start making payments at a specified date.

Don't give up and go hard money until you find someone genuinely running the numbers for soft money!

It was a small house, so my construction expenses were only $61k and after all soft costs I made $27,000, so it can be done!