Sounds like you're looking to buy it just as in investment and NOT move into it first, correct? 

Just need to bring back to being structurally sound and everything be permitted and approved 

I know that sounds harsh, but there are HUD actually is out there sending people out testing to see if we are treating every application fairly.  

The new loan at a 5% interest rate would then pay off the seller's remaining balance, effectively transitioning your financing without additional down payment.It's also worth noting that some lenders might allow a "cash-out" refinance, where you could potentially take out more than the existing loan balance, given enough equity in the property, which could be used for further investments or improvements.

Sounds good!

Doesn't sound believable at all. 

I know it sounds strange, but these are hard working rooms and get more wear and tear.

Becoming an assistant first sounds like a great idea, can get your foot in the door and help understand how things work. 

It sounds like you're in a challenging situation, but there may be some options to explore before considering selling your home.

And skip the handyman go to a locksmith they are definitely going to be the expert and sound like save you a massive headache.