There is a fine for smoking in the place as well as any additional costs incurred to remove the smell. 

Once we do a final walk through and assess the house we will make arrangements to return her deposit. 

I admit, I learned the hard way, being a finance/accounting/economics type, I went through the same thing other students of RE do, trying to apply other business practices in this matter to RE investing.  

Since I'm a finance guy by training, the first thing I wonder about your situation is the cost of your time and money. 

It's a little tricky and you have to walk a fine line.

Still keeping my fingers crossed.I have a realtor contact now in Toledo courtesy of a fine BP member and I am still looking for one in the Cleveland area.

Start with  a letter of intent then let them fashion a final binding contract.If the attorney thinks your skimming her clients equity that's another issue.

You probably need to look for a finance partner.

I am scheduled to meet with another contractor on Friday for a final cost of rehab.I have yet to get any insurance or schedule any other professional work towards the flip.

i agree.with all that has been saidBut WARNING find a brokerage that will let u function as investor the way u intended.Taking yourself out of the equation may be OK for some brokerage and not for other.SELLING my own stuff commission saving had a fine print I couldn't live with.I just made my move bc at my first brokerage I feel I can't do this, can't do that.