Perform regular detailed inspections.

I would suggest you purchase performing mortgage notes that an experienced lender has created and get a return of 12% through your IRA rather than potentially making a big mistake.  

However, I worked as a property manager on a property in midtown Manhattan and am familiar with getting struggling properties performing. 

If the buyer doesn't perform, the lender (aka seller) gets the house. 

Buyer shall obtain all necessary permits from local government authorities to perform such repairs or additions."

Technically I could sue for performance but how would that go since I'm a real estate investor and she is living in the property?

Unless you're a real estate agent and can perform the short sale yourself I don't foresee one paying a "fee" to take one on- they can be very tedious, time consuming and sometimes banks will reduce commissions which makes for a whole lot of work for little pay.Now, if you could be the actual end buyer on the deal (short sale)- then that would be worth exploring.

After a few rounds of writing business plans and performing deep dive market research with the intentions of spinning up a startup together, by chance we discovered that we both share a great love and interest for Real Estate.

The buyer must perform their own inspection and due diligence before purchasing the contract from the wholesaler. 

Would love to hear who you went with and how they performed whenever you get the job done.