The hard money lender will still analyze the deal but they are more concerned on the refinance step to make sure you are good. 

I suppose this could happen with any seller regardless but I am also concerned given his age and ill health, what if at the time of purchase his interest in in probate or held by surviving family? 

What is your specific concern: the smell will bother other tenants (if multis) or that it could turn into some sort of drug lab?

If they're concerned I'll lose some or all of the account value at the same time as I default on the loan, they could roll the contribution money into an identical account at their institution where the only investment option is cash (or whatever they consider safe enough). 

A house extremely similar to mine (4 Family - 8 BR/4 BA) just went on the market for $452,000 with an unfinished attic.

It makes PPC advertising extremely difficult and impractically expensive for agents. 

I'm getting licensed to have the knowledge under my belt and kind of get my feet wet in real estate (part time), I'm an extremely motivated person, I've kind of had that entrepreneurial mind set since middle school.

I'm extremely interested in "distressed" business owners because business owners live in homes.  

My name is Wesley Mitchell I’m Extremely excited about real estate investment in my city. 

I am concerned that because of my age and lack of money I will not be taken seriously by banks when trying to secure a mortgage.