If you put the house in her name and you have siblings or other folks who would have a claim as a direct heir on her estate, you run the risk of losing the property to another heir. 

Should I find a few buyers before I go out trying to find sellers, or should I start with sellers, then look for sellers directly or bring it to other wholesalers?

Two separate property appraisers (at the direction of the lender) were sent out to appraise, and neither was willing to appraise it as a "residence", and thus financing fell through (conventional primary loan).

Usually there's a lockup period (often three years) in note funds, so you can't use that cash to do direct note investing.  

Which direction should be be looking?

Many of my clients begin there, then transition to direct bookings once they’re comfortable.

Please include this subject line " (your name/date/subject)" and I'll respond directly to it.

This community will offer you so much value - don't be afraid to drop your questions here or reach out to any of the folks above directly.

You can acquire that debt across the direct property and / or the DST/TIC.  

I actually met with the agent directly as it was his childhood home, and he wanted to know who was going to buy it.