My question is, should I continue looking in Athens for my starter property considering my situation or should I look at other areas that I may have overlooked? 

Needed a little work, I offered 85k and she said she'd think about it, wanted to call around....I am spectacular on the phone, can go from first cold call to appointment set plus get all the details of their situation, but not so good in person. 

we'd need more detail...would only be assuming the circumstances by responding...What is the situation? 

And any other information that would help with this type of situation would be greatly appreciated.

Aside from that, you're assuming risk unless you have an attorney you've consulted and have a contract that offers you adequate protection.In your situation, I'd be sure to vet the buyer very carefully- confirm everything with his lender...using FHA requires jumping through a lot of hoops...you want to make sure the buyer is qualified before tying up your property for 45-days and he can't perform...If you are comfortable with everything, just execute the contract and send it to your title company to start the title search- along with any earnest money (if there is any).

I'm sure there are red flags and contract language I need to look out for that normal landlords with monthly tenants do not have to be aware of.Please PM me if you have been in this situation as a landlord!

@Eric Horton you should always form an LLC before conducting business or at the bare minimum seek out legal and accounting advice as to what would be best for your situation.

Your best option for the remainder of the renovation costs may be credit cards (assuming you're comfortable with that) I'll probably avoid the credit card route even though it's only a temporary situation. 

I would either have it professionally done, or remove and replace in your situation.

He has been semi retired for the last 4 years and it is not looking good on the refi right now due to his heavy income drop.What suggestions/referrals do you guys have for this situation?