You could even write off a portion of the expenses for the property.

Get some disclosure doc in writing from the seller that they are aware they owe you (even allowing you a $1k lien on the property) if no deal happens through you.  

I would get everything in writing, detailed scope of works, dates at which certain projects should be completed. 

I have seen funds find out only years after buying liens, that they must write of many liens.

Probably the fact that they thinking out the hundreds of deals that have to write at 65% of Arv and the fact most investors are flipping contracts and failing to close on the occasional deal they do get accepted

Do I write up a seperate agreement between myself and her to include these items ; does an attorney do this or a title company ?

However commercial agents will normally try to sell in house before they go public with inventory.Also as an agent you MUST get your commission agreement up front and in writing.

A new agent won't mind writing some offers either.

Perhaps you can write this into the agreement when the purchase and sale agreement is received from the seller?

I might just write my own book one day for people like me who literally need step by step scenarios.