What is the worst that could happen if you waited? 

My final advice is to get second and third opinions on the ARV and repairs, plan your exit strategy in advance, and run worst-case scenario analysis (and make sure that you wouldn’t be crippled if it occurs).  

Worst case you may find yourself living in a rental and having not only lost your condo, but also your equity.

Worst case you are out just over 3 bucks a towel if you don't like them.

Worst case if you don't yet qualify they will give you some pointers on how to repair your credit so you can qualify - remember they want your business!

Hawaii was even worst than denver. 

And bought on the worst day of every month of every year you will find very solid returns.

Currently most markets in the US is short on Inventory, so lets say we see a market slowdown, so days on market increase and maybe a slight downturn in prices, and I mean slight if any, the reason prices dipped last recession is because the sellers (banks) could discount to get properties sold, setting lower comps. and many homes were abandoned and blighted. now there are not many blighted homes compared to then, yea in a down turn a few people will lose there homes, but we will probably never see in our lifetime another 5.5% foreclosure rate like at the worst point of the great recession.

The mother going thru early dementia, its terminal and basically getting worst.

Run the numbers - purchase, rehab, ARV, rent, etc. lean towards worst case and make your offer.