It makes any agreement with a “distressed property consultant” or a “distressed property purchaser” subject to its provisions.

They're more expensive than vinyl but I wanted to consult with someone who has done the research,(and I suspect you have) who also values energy efficiency in rental properties. 

I would consult an atty in my area about abandoned tenancy/property.  

So as I mentioned before a FHA / HUD 203k consultant, while it maybe a small fee it is worth its wait in gold as far as I am concerned.  

... and you've presented your offer, 'now I don't want you to do anything you will regret so I'll recommend you take 24hrs to think it over and consult with your family/friends if necessary but if you know what you're doing and want to get this over with right here right now by all means let's move forward with this(then push the paper forward)' how successful would you be?

It could well be that the loan document is poorly written - it excludes an exit strategy(assumption) where the loan changes hands with the property - but does not specify what happens with the loan during a sale.I would consult a lawyer specializing in real estate financing on this. 

As well as working as a leasing consultant for my college apartment complex.I now have a full-time job, but high hopes of getting back into real estate!

Start by carefully considering the questions listed above and many others, and certainly consult with an attorney.

I can’t find anywhere that my state is considered a community property state, but consulting with my attorney, I going through having my wife sign at closing (both of us via POA) rather than rub against the grain.

The purchase agreement should layout a time frame to complete some of these "due diligence" items.You will need a boundary survey and title commitment to verify there are no liens or encumberances on the property.You will want to hire a geotechnical engineer to verify the soil is suitable for building an apartment building.You will need an environmental engineer to make sure there are no contaminants (asbestos, mercury, lead, etc.) on the site, as well as wetlands and/or endagered speices.If you need to rezone the property we may want to consult an attorney and/or civil engineer to help with that.Depending on how many units you intend to build the city may require a traffic study be completed to determine the impacts to the streets and intersections.This is typically how we start a new site and it is a very general list of items.