She was willing to sell it for 80% of market to get it out of her hair quickly and painlessly. 

Gray hairs are expensive and I have a lot of them.Find someone else with a lot of gray hairs and save a few of your own.

You can be a wholesaler selling houses you don't own (or own it just technically) for a profit, but you need to know what you are doing and you must have the skills of selling ice cube to an Eskimo or a comb to a Rasta man...

Just hard to get to that point without tearing your hair out.

Im in the process of trying to find a titling company and was wondering if investors a good referal to one in the Northern VA area (preferable Alexandria).I haven't called any of them yet but figured i should start here first instead of combing through the yellow pages calling everyone i see.

@Chris Hair I think all courts "cuddle the tenant" and hold the landlord to the higher accountability so I don't think it's just related to an area. 

For instance, being a Realtor, I could comb through properties listed on the MLS, check public records for the owner, contact the owner directly, represent myself sans commission/fee, and purchase a property directly from a seller, thereby saving the seller (you) the commission to the agent who ultimately found me (the buyer).Also, as Greg pointed out, some properties are sold at a price point where a % based fee wouldn't net the agent enough money to spend their time on the property.

I won't say it's completely transparent to them, but they don't have people combing register's of deeds offices looking for these transactions.

This is no lie, I am so stressed about all this information I have sent out, I am loosing my hair.

It's a cas by case basis but I have seen many agents pulling their hair out dealing with the banks lately so keep that in mind as well.Either way good luck to you!