If the house is old then you really do need to bring the staircase up to current health/safety standards.

Its been vacant for 12 years  in that condition.

Gas prices are at record lows so you really do not need to switch if everything is in working condition.

Even if there is money left over, it's a very low return on a 200k property.However, there are a lot of caveats as to why I believe this will work for me.Self managing = zero management costsProperties start in good condition, so I can minimize maintenance costsI plan on selling properties in less than 5 years after purchase to further decrease likelihood of large capital improvements becoming necessary.I have reserves in case large costs come up, as well as a 30k credit card if stuff were to really hit the fanI invest in a transitioning neighborhood, in a transitioning city, in a high appreciation state.I start with added value on day one.

Also, he sent me a form called BUYER FACILITATOR RELATIONSHIP IN REAL ESTATE where he placed an additional condition where I agree to pay 3% of the purchase price for his services where "If seller's agent is authorized to disburse a portion of commission to firm, that portion shall be credited against buyers obligation to compensate firm." so if the co broke fee is 2% I end up paying an additional 1% to make the 3% total.

If you can get in to talk to them try and get some pictures to document the condition in case they decide to trash the place you can file vandalism charges against them. 

(Perhaps it won't even qualify for conventional financing in the present condition.)  

I am scheduled to close tomorrow. my contract says "broom clean condition", which i think is standard language in most PA's.well, i went there yesterday and the house is still a mess, multiple refrigirators, ovens, wheel chairs, porn tapes, cabinets, water heaters, dolls, tables, you name it, it's there.my agent left multiple messages with the sales agent (a huge knob!)

By this time with 20 years of experience on and off experience in home improvement, construction and repair experience I was in such demand from commercial businesses, landlords and homeowners that I was working near and some times more than 80 hours a week and my health failed as a result of bacterial pneumonia.

In my jurisdiction the Tenant Landlord Law gives me some latitude, RCW 59.18.070 states,  "If completion is delayed due to circumstances beyond the landlord's control, including the unavailability of financing, the landlord shall remedy the defective condition as soon as possible."