She won't be making any money in the transaction, I would be purchasing it for the amount of money she owes and then I'll be making the mortgage payments myself. 

The best approach to do it correctly is to systematize everything.And in that respect, it makes sense to use the same template.You can adjust that template as you go along.There is no point reinventing the wheel.Which is what effective flippers do. 

Hi Everyone,I was wondering if I could get some feedback on pursuing cash transactions for purchasing investment property.

@David Rubio I would have the seller sign a commission agreement for the help of this transaction paid to your broker.

I have primarily been involved in mostly cash transactions, as well as a good amount of hard money closings. 

You hang your license and don't pay fees, but you can't conduct any transactions with the license.

Listed MLS sellers put the real estate agent in the middle of the transaction and that prevents you from being able to discover the sellers true motivation, which is KEY. 

The seller's (agent's) response was:"owner is willing to go to $235k, it's 5% down within 24 hours, a 5 or 7 day inspection...appraisal ordered w/in 10 days business days from effective date."  

I have already checked with my lender and they confirmed that if the property gets transferred into a LLC, the due-on-sale clause will take effect.

So my question is since this is my first time doing this type of transaction; what are the risk involved?