So I think it is possible under the right circumstances, but only once you reach a certain scale.  

Yes in that scenario you can obtain 30 year fixed rates with no pts on conventional financing as its considered a regular refinance (Rate & Term only).Terms are conventional loan so its vanilla 30 year fixed with typical escrow/title/recording/notary/etc, and generally can be priced with no pts paid at a reasonable rate too (4.5-4.875% depending on your particular circumstances).

Given the circumstances, I would definitely be purchasing a property I'm comfortable living in, since that would be required by whatever first time buyer loan I use...

Ideally the cost to repair the property to marketable condition did not cost you more than the equity you gained in the process.Options at 5% down or 95% LTV (same) with no mortgage insurance are available depending on your specific game plan.Most people even look at FHA with 3.5% down as a bad loan because of the large mortgage insurance upfront & Monthly, but fail to see how this particular type of loan can be strategically used to a buyer's advantage as well depending on particular circumstances.

Sorry to hear about her passing, and good luck on your circumstances.

Dangerous circumstances and the conditions, which caused said circumstances would be corrected at the Seller’s expense before title transfers.LICENSURE: The trustee of the above-mentioned Buyer’s Trust may or may not hold an inactive real estate license.POSSESSION: Possession of the property and occupancy (tenants excepted), with all keys and garage door openers, will be delivered to the Buyer when title transfers.

Here are a few challenges to your approach:Houses don't care what condition they are in and will deteriorate without assistance.People who neglect their house's maintenance typically don't notice the problem on a day-to-day basis ("My roof doesn't leak when it doesn't rain").

I NEVER would have done it other than in those circumstances. 

My dad owns a duplex here in town and even with screening and background checks, he's gotten some pretty unclean renters and some that have neglected to pay the utilities. 

Regardless of what you may require a tenant to agree to, they have rights of quiet enjoyment and use of the property, you can't chose their friends or family or dictate hours of visitation (except under certain circumstances as in a specialized housing complex).