I can just make a transfer or cut myself a check. 

We cut a hole in a wall and install the ac through the hole. 

But, again, hopefully you have a decent to good lender who can also explain this stuff to you --- that's a straight lending question. 

We can go straight to evicting her for property damage.

But when I make the offer, and when/if it’s accepted, do we go straight into taking about the contract?

I straight up don’t know what I don’t know.  

Just cut the chase and put it in an LLC.

Leaves Joe Pettytheft highly visible as he tries to cut off my catalytic converter.   

But in the OP case straight loan seems like the better option.

I invested another $40K to completely renovate the condo (a renovation value of about $60K, since I was able to cut costs through knowing contractors) - therefore, I was thinking of selling it as a flip to make a profit and re-investing the cash into a rental property.