On the other hand we are talking about a potential 100% percent loss.Most people on biggerpockets would never hold a long term investment without fire insurance because they cannot afford a total loss. 

If you don't have a bank that has a branch in the area of the property, have them mail it in (get a money order), but ensure they know that the post mark date is not the date used for determining late payments, it is the date that the rent is in your hand that is the date used for payment of rent.

Property taxes will be about $2,300/year.I'm looking for advice to simplify the mechanics of purchase and transfer to our daughter. 

Cash in hand is worth more to me that an equity loan that is in process.

On the other hand, inability to repay will affect them negatively.    

I have, however, done some casual searching online for local credit unions, and have found at least a small handful that will lend higher than 85% LTV (with less favorable terms, obviously).

Investor sent hand written receipts signed by himself for over 5k dollars when tax and interest adds up to about 1,700.00.

Then bring in extra hands to paint and do flooring. 

While Banks continue lending money hand-over-fist, you'll continue having this problem!

I would really like to get the house subject to even if I had to hand the woman 10-15k it could still be cheaper than hard money but could I still flip the house at this point ?