Lender C said I would not be able to close it with a fresh new LLC because that LLC wouldn’t have had any performance to show or tax returns to present during underwriting, and the way that most of her borrowers go is to close with their name first and within an hour of the closing, create the LLC with the help of an attorney and transfer title right away (not sure if this is even possible!).

How do I structure a deal with a private lender to acquire her non-performing notes, she has a lot of non-performing notes that she needs to deal with, her main interest is to receive monthly payments.

Unless you think they'll pursue you for performance, I'd bail.

@fred moskowitz suggestion I also downloaded an HP12C app to my phone as I understand it'll be needed to practice some of the financial exercises.

I'd also verify that with a final walk-through a couple of hours before closing.I'm assuming that there is no such clause in the P&S, but if there is, I think you can sue for specific performance/breach of contract.Not to rub salt in the wound, but this is a perfect example of where a good buyer's agent is worth his weight in gold.  

will depend on your area, you will need to perform due diligence. deals don't fall out of the sky, but you will need to go find it. tell everyone around you what you want to buy, go knocking on doors, speak to investor friendly realtors.Basically, the more people you speak to and network the better chances of you finding a deal.Make sure you know how to run your numbers to make sure you found a true deal.

*You can BRRRR the property in either case by performing a refinance after the repairs are made.

And When I took over my current Multi family property I had to make it clear with the current tenants that I would not allow them to perform any work on the property.

I want to be able to roll up everything into something that I can hand to my accountant and use for generally keeping tabs on the property's financial performance. 

Does your cousin not have performance details about expenses and net cash flow?