Why don't you find an equity partner and come up with all the cash up front so that you have ample reserves to ensure that if you hit a snag that you are able to keep the project going?

3 Key players you need to get on your team and talk to at least once a week 1.

I would highly recommend fixing the safety issues and temporarily quick fixing the bathroom to ensure there is no water leaking anywhere then telling her that the apartment is what it is, but rent is going up to $900 starting next month.

Brandon, it is 100% Possible to do this remotely I would say something import that i learned the hard way though is if you are going to have a virtual market (Wholesale Remotely) you will need to make a strong relationship with about 5-10 qualified cash buyers first, so you have a great idea on what your end buyer will pay, who your end buyer is, and ensure that you can lock contracts up over the phone and get them sold fast! 

Any time I buy a deal without a real estate agent I just use a standard purchase contract and work with my local preferred title company to help us navigate the deal and all of the paperwork.I've done this many times and admittedly am still a bit nervous when a realtor is not involved, but you have to have confidence in the title company ensuring that ownership changes hands appropriately and that everybody is adhering to the terms of the contract.Our purchase contracts out here in AZ give you an out during your 10 day inspection window (although I generally shorten that window to ~5 days).

Prove that you're in this game as a long time player and bring everything upfront to the table to include proof of funds to close and preapproval letter. 

It may be a private individual or a friend but you want to ensure you have a formal contract that gets into the various details typical with a rehab loan.

A good broker would make this non-issue for you as they would ensure all details of the loan are discussed prior to you sitting down to sign. 

Your lease may make it their responsibility, but ensuring they fulfill that responsibility is your responsibility. 

Worth a shot for an alternative to the big STR listing players!