You sell the property and owner finance it.1) sell property 2) create note/mortgage/deed of trust (depending on state); I would still accept a certain amount down, and take care to notice usury laws of your state. 

First, you will be stuck with tenants that have very few options, so you are likely going to be accepting less qualified tenants on various fronts.

Does anyone have a rockstar title company that accepts the challenges of working with wholesalers?

Seller might only accept cash in this scenario.

Usually they promise automatic acceptance, no payments for 90 days. etc.  

What is their acceptance policyMy guess is if they have the cash they will take it - I would be one to guess rarely if ever do they turn someone away.

They accepted terms for creative financing for 1 year allowing me time to improve rents and refinance with very little down payment.

You can read for yourself here: https://www.clevelandheights.gov/205/Point-of-Sale-Inspectio....If I understand correctly, they must disclose it before they can accept your offer and they should make the required repairs before they can sell the home so that you have a clean Certificate of Compliance.

Is it (a) pre-offer (b) after an accepted offer but before contract signing (c) after contract signing during a due diligence period? 

I doubt they would accept a DIY "fluff", look how cool, 3D app that spits out pictures that anyone can download from the App store.