It is a complete gut: Foundation, Electrical, Plumbing, Roof, Drywall (walls and ceiling), Additional Bathroom, Cement Driveway, Back Porch, Landscaping, EVERYTHING.

The moratorium states that not only can you not evict, but can not serve notice of evictions or lease terminations UNLESS it meets the high bar qualification for illegal activity at property as listed in state statute (basically they must be caught for running ti as a crack house) or tenants are putting other tenants in immediate danger of harm (think domestic issues case, and have to have proof such as police reports) or significant damage to property (state attorney general put this bar so high that it's things like concrete down drains or stripping home, over the top extreme things). 

We have been doing large changes: the walls are still open until the new baths are plumbed.

I use non-licensed guys all the time -- in my jurisdiction, you only need to be licensed to do electrical, plumbing and HVAC work (and have a GC license to pull building permits) -- so I use unlicensed guys for everything else.

The inside needs absolutely nothing as it was stripped to the studs and has all new insulation, doors, windows, sheetrock, most plumbing and almost all electrical.

With $10k in repairs the seller is telling me that the mechanics (electric, plumbing, roof etc.) have been recently updated and its strictly just a cosmetic rehab.

You didn't mention if the HVAC was in working order, if the applicances were good, if the plumbing worked, if the siding/gutters were in good shape, if the windows needed to be replaced, etc.

In some places, uninhabitable is a better condition than condemned; condemned usually means that they are thinking about tearing it down, uninhabitable means something needs to be addressed (plumbing leak, roof leak, insect infestation, electric wiring problem, etc.).

I replace plumbing valves also.

No recent bad check payments, especially within the last 12 months (any bad credit or negative financial issues need to be 24-30 months in the past), no evictions...ever, no domestic violence in the last 10 years, no violent crime cases in the last 20 years and the list goes on.