The third option would be to parcel it out in steps.

Here are some steps you could consider:Clarify Expectations in Writing: Send her a formal letter (via email and a physical copy if needed) explaining the importance of scheduling timely repairs and how delays have impacted the property and repair costs.

This costs you nothing, and it will be your first real action step in the process. 

Can anyone point me to a step-by-step guide for end buyers working with wholesalers?

Taking that first step to learn and connect is huge, and it sounds like you're already on the right path by diving into podcasts and resources.If you ever have questions about specific investing strategies or need advice on navigating the market, feel free to reach out.

Never limit yourself as to how you're gonna get paid.99.99% of the time, I've come out ahead because I've taken the extra step to accommodate my customer.Here's one for you all...."

When the contract fell through, I recognized the property's potential and stepped in to purchase it directly.

When the contract fell through, I recognized the property's potential and stepped in to purchase it directly.

This may actually be the best method to prevent the sale from being discovered, but of course there are other potential pitfalls.Under federal law a transfer to a trust where the grantor retains the beneficial interest WOULD be exempt from the DOS... but notice how in the context outlined above the exemption would disappear.

On the high end it's $5000 to $10,000 or more (Kris Krohn on that high end) and they will "walk you through every step to buying a property and be successful like me" while flashing around Ferraris and Rolex watches.