Have you inspected the property?  

I said I still would like to get an inspector in, but he doesn't want to as he's closer to the person selling and fears that adding complexity to the deal would make the seller back out. 

In VA, and I would guess in every state, it is illegal to not disclose a latent defect.  ) A latent defect is defined as a fault in the property that could not have been discovered by a reasonably thorough inspection before the sale.

Before the inspection, they offered an amount which was reasonable. 

He/she needs to have it removed, cleaned up and pass inspection.

I'm paying for inspections, and don't need an appraisal. 

The buyer puts a 3% earnest money into escrow, the buyer has an inspection contingency period inspect 7-12days depending on house and structure of your offer, loan contingency period 10-17 days depending on lender and speed. 3-4 days before closing you and your clients do a final walk-through of the house.

., but I can't see inside the place, what it looks like, what the renovation quality is like, etc.I'm a bit afraid of just committing to a purchase without seeing it myself, and from what I understand many of these turnkey units sell immediately after being listed, so timing is sort of important.Initially, I thought I'd ask my family who lives in the area to go check the places out for me, then make a purchasing decision, do inspections, etc.

The full rehab costs are closer to $35k with updated kitchen/baths, roof,hvac, interior/exterior paint. 

I especially like the eviction specialists.If you think it will work, send her a message in writing offering to pay one month rent to leave and an additional month's rent if apt is in good condition to be paid after they are out and you've inspected.