I got it into "livable" (tolerable) condition and worked my freakin butt off with sweat equity. one paycheck at a time I would buy a little more.

If they have a smart phone take a video and photograph of the status and the repair, just in case have a record of your attempt to improve conditions. 

If the seller balks at the Estoppels you can make a condition of a large hold back post closing.

If you're not bound to Chattanooga, we have someone in Franklin, but I'm prohibited from posting it here.  

Of course these are averages and depend on condition, finishes, etc... but I think it illustrates the point.Some of that extra stuff you mentioned might slide the lever more towards the condos.  

I can see if I can meet your requirements and conditions on long term holds.

They have been their 40 years but still own 167k on the first mortgage, 14k on the second, The ARV is around 215-220 (subject to change since I only did a quick Zillow Search) She said she talked to the bank and they would look at doing a short sale but she needs cash to get him out she sound like she is in a real bind and wants to move fastI explained to her we would probably need to come in under 100k to make this work and most CFD people are just looking to buy house when the have little money or bad credit but they would have to agree on a selling price, which in the condition would probably be less than what they owe..Do I have any option I can provide her?

They are very selective in what properties they are interested in and are looking for places that are already in turn key condition.  

Here, undertaking a renovation of such magnitude that a unit, or the entire building, need be vacated is one condition whereby a landlord is permitted to terminate an existing lease.

Rob,I have been seeking the same answer, but I am curious with some specific variables.How quickly can you refi a cash property in rentable condition with renters, by someone with excellent credit?