A second way that might work with the agreement of your accountant is to look at the repairs and allocate an amount of less than 15% of the sales price to improvements/repairs as concessions of sale on the settlement statement  Your vendors contract for the work and complete it.  

It's hard enough getting a 'standard' deal to the settlement table at times; a Realtor that does not have a good grasp of wholesaling and a relationship that is established and PROVEN with an buyer that engages in such is NOT going to want to have anything signed by anyone but the end buyer.Everyone's comments about why pay a fee for something off the MLS... perhaps the person has locked up a HUD listing who has time to data mine and has watched and found something that is actually a deal...

-Once I have a clear title give my attorney or settlement agent the investor's name so they can put it on the title so that it protects my lender in case the loan goes bad-Call my investor and let them know I'm buying a property.

You will always have a title search done before purchasing (and virtually none will have a clear title) but not until you feel you have a deal first...The title in these cases can be messy this is why I would not recommending moving forward until you have a good settlement attourney to work with first AND they can give you the heads up foreclosure laws and condemned property laws as Jawsette made a very good point, it may be illegal (entering a condemned property) but a good attourney may know of legal loopholes so you still may be able to purchase these kind of properties for pennies on the dollar.

They are simply a third party who has a loan that is collateralised by the property which they will take a settlement offer to release the lien on.

That means you write your contract for the full purchase price and the settlement agent will pay any outsanding encumbrances againts title to the day of closing.

@Arktavious Sally Maryland is a wet settlement state. 

Probably it is a partnership or estate that subdivided as a settlement.

Every time a property sells on the MLS, the seller receives less than the market value, not just from the soft costs of selling like title search and settlement fees, but the Realtor takes a cut who listed and sold the property.

Have her hire a lawyer to renegotiate the 2nd with a full pay settlement.