We both would like to keep the sale simple and keep realtors, loan officers, attorneys, etc. at a minimum (if possible).

In this process she apparently also obtained a land patent via attorneys, which according to them or her will prevent any future seizures by banks or the county, through foreclosure or tax liens(seems suspicious).Real estate attorneys, what are land patents?

Them being not named/served is problematic, as like any other junior lien holder, they have to be named and served to be “wiped out”.You might have to reopen the foreclosure suit after buying it, amend the foreclosure suit.Obviously, ask a local RE attorney that deals with title issues. 

(I'm not an attorney, consult yours)The first would be the promissory note, that outlines the terms of the loan, and the second would be a properly recorded mortgage, which defines what collateral can be claimed in the event of default, and the related process for making that claim.As @Robert Kinsey mentioned, 5% would be a bit low for me as a lender, but I'd be very happy to pay it as a borrower.

We can source financing, property management, GC, RE attorney's, and CPA's.

@Charles WilsonYou'll need to begin by networking with local real estate investors to learn the language, see who's doing what in your area, and find out who to use: attorneys, lenders, buyers, contractors, sub-contractors, etc.All real estate is local so you need to be out at as many meetings you can find.

Have you bounced this off of a CPA/personal attorney yet?

Most Texas attorneys I have talked with definitely recommend an LLC. 

It doesn't require an attorney, just an attentive title company escrow officer who prepares the documents and handles the funds necessary to complete the transaction. 

My father was their attorney for several years, and ultimately took his life over their illegal and unethical business practices.