Will they work with you to get a custom product.

@Adam Sporinsky, You need to eliminate the word "flip" from your vocabulary entirely :)Your intent with a flip is primarily to resell.  1031 qualifying real estate is purchased with the intent to hold for productive use in trade business or for investment.  

Hard money may lend without you putting money in the transaction, if the numbers make sense.

Then they charge the Seller an extreme fee to do the transaction (you say 7%, but I have seen it as much as 10%!) 

I would guess the money moved to the end/user distribution & boutique products - oils, edibles, pain reducing compounds, etc.

So I ended up going with a TSA Transactional Site Assessment.

The title company will not issue you title insurance until the transaction complies with the law as they will be on the hook to make title right if they improperly close on your sale.In your situation depending on Texas probate law, the Widow may have to petition the local probate court to be appointed as her husband's legal representative to complete your transaction.

You will get a lot of well-intentioned advice on these forums, but they may or may not work for the type of transactions you have in mind. 

Closing costs are always high relative to purchase price for the baby transactions.

If you can't pay because your business is too bottomless to deal with risks common to all real estate transactions, then its you who are in the wrong business, not me.