So, I think your options are to (1) buy the place and wait six months or whatever the seasoning period is (with hard money, probably not a good option) or (2) look for private capital, which is probably the best idea.

There are private note buyers.

Traditional lenders tend to be more open to investment property once it is fixed up and rented.You can also try a private lender.

I this situation I was thinking about various financing methods, the first that came to mind was to take the seller's offer with an outside entity covering the down payment and closing (Hard money, private money etc.).Another option may be to ask if he's willing to do seller financing, though I don't know if he has a mortgage on the property that would be due on closing. 

Is there any financial institutions or private lenders in the area that may  be able to help me? 

I've decided since I've recently landed a new job and have some extra disposable income I'd like to invest as a private money lender.

I am using private money to fund the deal and would repay once the refinance portion is in place.2 Bed/1 BathOffered: $21,000 all cash, no inspection contingencyClosing Costs: $1,500Taxes Current Year: $1,800Needed rehabs(Estimated): - Fix grade issue $300- Demo and remove patio $500- Demo and remove moldy drywall in basement $150- Repair basement cracks/seal/paint $500- Dehumidifier $300- Paint interior $300- Paint Exterior $200- Add/repair downspouts $500- Replace boiler $3,000- Replace siding on carport $400- MISC Electrical $350- MISC/Oversights $1,000TOTAL Rehabs: $7,500ALL IN TOTAL: $31,800Comparables in the area are around 45k-48k on average.

Hard money or private investor is an option.2.

Based on your post you aren't going to get a conventional mortgage -credit and short term intent being the biggest two items.Look for hard or private money lenders that might be willing to work with your situation.

My only option to move forward with this property if Fannie Mae doesn't pay the fines current before closing would be private lender or hard money and then do a cash our refinance after all the work is done.