Quoting ILOVEWINE:" You can get a rehab loan and only need 3.5% down. It's an FHA loan, and I believe you can use up to 50000 ... [snip!] ... to borrow that much money from my sister, that's an unfair burden to put on her. Either save it yourself or buy something else."
I'll check in on a rehab loan. It has all the credential you listed, but the pipes busted in the house so it would need new plumbing. It has water access though if that's all it needs.
I agree though about asking my sister. I'm sure she would and honestly wouldn't mind doing it, but I'd just feel bad. She loaned my brother $11,000 to purchase a foreclosure. He hasn't paid her back yet though. What they should have done was SHE should have bought it and funded the money to fix it up then he could have bought it from her for whatever she put into it. It would have been easier.