Are we talking structural or non structural repairs? Why does the owner think it will not be appraised? How big are you thinking rehab costs will be? Depending on the property and the answers to those questions, a 203(k) consultant may be needed as well.
@Margaret Nagel There are several lenders in the area that offer rehab loans. If you have enough to do 5% down I'd recommend you look into the Fannie Mae Homestyle renovation loan vs the FHA 203k (which is 3.5% down).
Sometimes you can get around a rehab loan completely (People over-estimate what minimum property requirements are necessary to finance a home) but the concern would then be how do you plan to finance the rehab?
A good overview can be found on the HUD website:
Both the 203k and HomeStyle loan are great programs and are actually not hard at all when working with the right lender. I do know of one who is licensed in state of Washington. Let me know if you you need further assistance.