All in all looks like we need to do a full remediation in the home, crawlspace, and attic.  

Any sales, or long term lease transaction that does not include paying off a non assumable mortgage note will result in a violation of the “due on sale” clause of the mortgage or deed of trust, with one remedy being the acceleration of the note by the lender ( demanding immediate note payoff), within state law guidelines.History has shown that in the vast  majority of cases lenders have NOT accelerated the notes when these violations took place.  

It seems like you can remedy some of them. 

.$2k interior paint$2k exterior paint/minor siding repairs$5k remodel kitchen$2k appliances with installation$3k plumbing repairs/replace old pipes as needed$2k electrical work/updates box$1k fix windows as needed$8k termite remediation and repairs for damage.$1k landscapingTotal possible: $44kI don't know if it would be possible to buy the house if I assume this worst case scenario, so how do you decide on how much to budget for repairs, especially on an older home.

If you get me a copy of that, I can tell you what will need to be remediated in order to get a lead certificate. 

Then there was an issue on the HUD and the sellers wasn't able to be there because he had a minor surgery.

I love my job, I love surgery, and I have a lot of flexibility.

Hello BP,Does anyone know of a good mold remediation company in SE Michigan (property is in Ferndale).

The rehab was installing a new roof, 3 new HVAC units, 4 Water heaters, Replacing a missing window, remediating lead paint, rotten wood replacement, and cleaning and painting unit I moved into after having to evict a tenant that was in violation of their lease.

Rite now I had back surgery and on FMLA for 2 months which makes traditional lending at this time a little hazy.