I asked my realtor to pick any of the following options as condition.1.

They had no interest in returning the property to move in condition.

As Sheryl pointed out, this really depends on your location, as well as property condition and amenities.Don’t expect to attract tenants with 700+ credit scores if your property is stuck in the 1970s and located in a Class D neighborhood.Higher-quality applicants expect two things:A solid locationA well-maintained, updated propertyPersonally, I invest in A–B class neighborhoods, and when I screen tenants, I typically require a credit score above 700.

Reasons are: building is too old (1956), systems are too old (electric updated in 1992), roof too old (metal roof since 1990s, great condition). 

Some examples are: where the tenant should send the rent; how to reach out to the landlord; the anticipated timeframe for the landlord to reach back out to the client; the rules and regulations governing when, how, and why a landlord may visit the property; when rent is considered late and what the late fee will be, if any; the specific terms and conditions for that particular tenant, if different from other leases and tenants; how the security deposit will or will not be used; and any other state, or other governmentally required notice, term, condition, or clause that must be included. 

How are you supposed to know the condition what your offer is based on what the seller says?

Property Condition & Amenities: it’s important to, “Maintain to the Neighborhood.”Key metrics for each Property Class:Class A Properties:Tenant Pool: Majority of FICO scores 680+, no convictions/evictions in last 7 years.Tenant Default: 0-5% probability of eviction or early lease termination.Section 8: Class A rents are too high and won’t be approved.Vacancies: 5-10%, depending on market conditions.Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Class B Properties:Tenant Pool: Majority of FICO scores 620-680, some blemishes, no convictions/evictions in last 5 years.Tenant Default: 5-10% probability of eviction or early lease termination.Vacancies: 10-15%, depending on market conditions.Cashflow vs Appreciation: Typically, 1-3 years for positive cashflow, balanced amounts of relative rent & value appreciation.Section 8: Class B rents are usually too high for the Section 8 program.Class C Properties:Tenant Pool: Majority of FICO scores 560-620, many blemishes, but should have no convictions/evictions in last 3 years.

Sounds like you may have wasted the first showing by not having the property in showing condition.  

How do these properties compare to yours as far as condition and amenities?

I can wait it out and see where it goes but I started this process in December of last year and we still don’t have approval from her lenderThe other option is to buy the whole property from her doing a life estate deal where I take ownership of the property by paying off her mortgage of 80k on a property worth 185k in it’s current condition and letting her live their until she dies or needs long term care.