One last concern I had was the contractor told me they glued the rubber roof straight to they plywood instead of laying down felt. 

I'm concerned about cold calling brokers and somehow turning them off when they hear I'm an investor.

@Karen A. you are right to be concerned about outside and underground issues.

Richmond still has a reputation from the outside as a dangerous city, but this is a big generalization.  

My concern is that since I am starting out, finding a good contractor could be difficult and costly.

The question/idea you have is far to vague and what little detail you provide are acts that would be very concerning.  

If the 45 days concerns you then sell your old property contingent upon finding a suitable replacement prior to close.  

Many times the forms you will find on the internet are not very good and/or don't address specific local concerns and requirements.

If she is interested in disposing of the property and she accepts my offer am I still in danger of a contest?

A title company where I have never business may get worried or bring up issues which may concern your refinance lender.It is best to let sleeping dogs lie so don’t tell an unknown title company the friendly loan proceeds initially came from you.It’s none of their business your terms with your lender and how you acquired the funds.My loans from a friend are not truly free, though he would do so for free.