Simple solution move into the house. 

I just met with the buyer and they are satisfied with the solution.  

Thx @Mark Brogan@Alpha DiawaraThe name of the game in residential real estate is cash or termsWholesale deal no, no equityList w agent deal, no, seller Will need to pay costs so including commissions closing costs so is concessions holding calls repair costs, say 10% of value, if accurate price is 390,000 that's 39,000Sub to, you can't buy any equity and rent equals PITI payment = no cash flowWrap around, noJoint venture with the seller, noContract for deed noLease option assignment only solution, get out of this no equity deal with no cash flow and minor repairs

Instead of the offer being just about exchanging a certain number of dollars for a house, it becomes a solution for a problem and makes it much more powerful.

It's the only solution to my current problem unfortunately.  

Because a seller is somewhat familiar with what a Rent To Own is, they are more apt to consider it as a solution to their problems.

Search the web for the Virginia Hardest Hit Fund and do some research and contact them to see if it is a possible solution to cure any default

The right solution will be the one that presents itself to you as simple, just as Rick H. suggests.

They may see you as a reminder of their financial troubles and you have the opportunity to change their mind into seeing you as a solution to their financial troubles.

As for the pee smell, start with a bleach water solution that will usually kill the smell.