He was the bread winner and my mom decided to take his social security earlier as the numbers didn't work out that much better for her to wait to get the full amount.

Why not work out a deal with a family member who lives there and who could take out a mortgage, in return for a piece of the equity pie?

Not every deal is going to work out exactly how you plan it to, that’s why alternate exit strategies are so important!

I agree that everyone's situation is different, timing the market is challenging; if the number works out and hold for the long term, it will work out.

Even if these deals don't work out, going through this process will make you even more ready to attack the next opportunity you find! 

I do not want to miss out on deals where the numbers work out and want to add them to my portfolio.

Generally if repairs are to be completed that is a condition of closing the loan.If you are saying that your agent misrepresented this on the sale of the property, I would try and work out a solution with them or their managing broker.Best of luck,John

Or maybe work out a Seller Financing deal with him on the land, get a construction loan or hard money loan to have the owner/builder put units on it? 

If local doesn’t work out there are quite a few national options I would recommend and a TON I would avoid at all costs!

Proximity to the biggest military base in nation Fort Bragg is another reason why I believe that it will work out long term. looking forward to get in touch with you.