And all transaction fees are negotiable by any party

Just curious what investment vehicle you believe safely yields these type of returns.

Is there a safe way to buy the property and start working on it before they resolve this problem?

Get a permit and be safe, that don't cost much and if you own the property in your personnel name, you don't have to be licensed to work on your own home. 

One week before the closing we all realized there was no way that we could have moved forward with the transaction because it was too risky.We had no choice but to go back to the seller and renegotiate the purchase price.

So I would first concentrate on being able to document the transactions you've already done and present them to a partner. 

✓Requirements for a Delayed Financing ExceptionThe original purchase transaction was an arms-length transaction.For this refinance transaction, the borrower(s) must meet Fannie Mae’s borrower eligibility requirements as described in B2-2-01, General Borrower Eligibility RequirementsThe borrower(s) may have initially purchased the property as one of the following:a natural person;an eligible inter vivos revocable trust, when the borrower is both the individual establishing the trust and the beneficiary of the trust;an eligible land trust when the borrower is the beneficiary of the land trust; oran LLC or partnership in which the borrower(s) have an individual or joint ownership of 100%.The original purchase transaction is documented by a settlement statement, which confirms that no mortgage financing was used to obtain the subject property.

My Real Estate goals for 2019 are to acquire one rental property that is cash flowing and complete 3 transactions on deals whether that be wholesaling, brrrr or flipping (depending on which makes the most sense).

I like to see some homeowners and feel safe.

The only downside to doing commercial, in my opinion, is the length of the transaction cycle, can be from 3 to 9 months.