You are definitely taking all the risk when buying from these sellers, especially if you only rely on the inflated ARV's etc that they provide. 

I would also consider talking to her broker.Also, has she provided references from BiggerPockets or Google Business?

We have had one attorney contact us about one of their clients saying they never completed the form - we sent them the information and they asked us for all this other information which we ignored as we had no obligation to provide any information to them.

Thank you for taking the time to provide the details and the pro forma #'s. 

I furnish and provide amenities that warrants this so I do a lot of work to find comps in this particular space.  

If you are hiring a legal licensed contractor , he will provide you with a contract . 

If a wholesaler can still profit while provided “full disclosure” and adhering to the rules and regulations of real estate licensees then they’ve earned their profit.   

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The listing agent is not providing any services, just the MLS listing.

Prepare for the inevitable, because bad things will happen.