House is extremely outdated but all problems just cosmetic...except for the mold.

I think just about anyone can get an RE license, the bar is extremely low.  

I know it's atypical and extreme but here in NYC, plans are only accepted if prepared by licensed architects,  and permits are only issued to licensed contractors after proof of insurance and worker's comp compliance. 

My example is extreme, but to make a point.

I know that this sounds extreme, but did you know that this is EXACTLY what the government has been recommending for quite a while?

I understand that the condition of the property itself may result in compromised collateral for the loan, but for cryin' out loud, that's why hard money lenders charge 5-8 points going in, 10-15% interest and a one year balloon.

At times things get extremely heated and it has even gone as far as members showing up at each others competitions and getting into fights.

However, if you do not need to put it down due to an extremely motivated seller, why would you?

My PM has also driven by there twice in the day and twice at night knocking on rhe door but there is no answer.Yes i had a month to month lease with them that they were extremely reluctant to sign when i closed on the property March 6.

Apart from the what's already mentioned, I would suggest being extremely thorough in your underwriting (esp. at this stage of the cycle) and having a finance partner who can take care of all these things in detail.