It depends on if the loan is FHA, VA, USDA or conventional and if the guy you are buying from went through escrow or just did a "kitchen table closing", if the property was in foreclosure or late on payments in the last 6 years (right, you're in Washington State - where socialism went when it died in the Soviet Union) (I'm from Seattle, by the way ;-), how the underlying loan payments are being made, the status of the person on the underlying note, you have to determine who is going to pay the excise tax on the transfer and of course you need to see the terms on the Lease to Own, etc.But, yes, it should be able to be done.

The living room/dining area/kitchen (15'x17') are all in one room and they feel fairly small to be used as a living space.

I even got new blinds for the windows and it still reeks like smoke.

@Tanner Barnes there is certainly a window before auction that a seller can still sell.

Upgraded bathrooms and kitchens; painted; carpeting/flooring What was the outcome?

I was buying a place in MO, the owner lied about mold and I backed out of the sale - within the 10 day window.

The kitchen kinda slants and there are settling cracks in walls and ceiling.

I would take a long hard look at the kitchen and make sure it is fully stocked.

Here is an article that I found on the Veteran's United website because I am trying to do the same thing:https://www.veteransunited.com/valoans/va-rehab-loans/The article states:"Here's what you can do:Repair or add new windows, doors, or sidingRepair or add new roof or guttersInstall new HVAC systems or water heatersImprove insulationWeatherizeTreat mold, lead paint, or moldMake updates to improve energy efficiencyRepair or replace the flooringRepair or replace electrical or plumbing systemsAccessibility updatesIn general, the project has to improve the property's livability and value and must become a permanent part of the home."

.- They came back at me with 6 months free, no rent increase until 2022, AND I need to replace the windows, submeter water, replace some decking, do landscaping.- I am just about to come back at them with no free rent, but I'll pay for their build out up to the value of 5 months of rent, plus windows/meters/ramp.Now I'm realizing that that whole package is a ton of money, and I won't make any money for over a year.