So I'm wondering if it is possible for I, current owner, or a management company to transfer leases to new owner with stipulation that tenants still owe previous owner or management company the unpaid rents.

You could stipulate that the Buyer can inspect the property with an accepted contract.It is very difficult to market a property to a broad audience (IE on MLS) with a tenant in place.

That approval would come by way of your purchase contract which should stipulate an appraisal contingency.  

Her issues with her trust stipulations are not your problem.

Are there companies or systems out there implementing a strategy that would incorporate a contract stipulating something along the lines of, "We will acquire this mutually agreed upon property, buy and renovate it with our investor capital and sell it to you (the customer) for x amount which is inclusive of our profit."?

I was able to do 1/2 the work myself so only paying actual out of pocket expenses of $1.6k (around $1k when you factor in security deposit)....would it be worth the hassle to try to hire a lawyer or collections agency to try to collect on the full amount (lease stipulates I could hold her accountable for full term of lease which would be another $1500 in loss rent, but then again I really will only be missing 1/2 month rent w new tenants going in 3/16).

We have a title company contact who can write the agreement up, but the stipulations for equal rights and logistics for payment that you mentioned are definitely things we need to do more digging for a template on.What you are saying about wholesaling in the area sounds about right, but we will definitely be at least getting our feet wet for now on the researching/hunting/marketing side to get a feel for the landscape (and hopefully prep for the next bear market cycle).And yes, in my experience on various fronts, PG is definitely not builder or investor friendly! 

The highest likelihood HMLs are local HMLs, as they'll have the market familiarity to be able to just obtain a BPO or even perform a desktop underwrite.HMLs with national coverage are very likely to require full appraisals for two reasons;1) It may be a formal stipulation in their underwriting guidelines.2) They don't have the specific local market confidence that a lender based in that city would have.You may want to try local REIA meetups.

Whose address is: (ADDRESS).Closing: Closing will be no sooner than 45-days and no longer than 60-days from the date of acceptance this contract as demonstrated by buyer and seller signing this agreement. 45-day date:                                   60-day date:Title: An unencumbered, marketable title to said property to be conveyed by deed of General Warranty, with the usual covenants such as any title company will insure, except easements of record, restrictive covenants of record as to use and improvement of said property, and except applicable regulations imposed by any planning and zoning commission.Contract Stipulations:-Outstanding property taxes shall be pro-rated between Buyer and Seller as of closing date.

I believe there are stipulations with paying the contractor as well, portion up front and full payment at the end.