After a few hard phone calls, and several weeks of back-and-forth, my client decided the lack of trust in the seller, and the multitude of issues were too much for even the best deal on paper; and this may have been excellent.As agents, we constantly walk the line when it comes to judging a "good deal". 

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Unless I am specifically told by my client regarding a lower limit on offers, I will present any offer on paper.

Provide access information to the contractorKeep it simple.Use email instead of text or calling to create a paper trail.

so a seller wishing to wrap has to hire a MLO to do the paper work ?

You will be lucky to break even on paper.

I was just hoping to take advantage of whatever capital she does have, and making it go further by investing it in real estate.Work it out on paper how much she'd actually get in return as it may not be a lot. 

You also need to stock the house with consumables such as coffee, towels, dish soap and body wash and shampoo etc.  

There are lots of threads on BP about investors who bought something because the numbers looked good on paper and then got crushed. 

I'm assuming some numbers scribbled on a piece of paper from the original owner is not going to be good enough for the City.