If you're truly interested in the property then you need to get in front of this person.

Personally, I started as a bird dog and then wholesaler in the single-family home business.

Is she liable for any damages or personal financial liabilities in which he will be responsible?

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The only person who comes out ahead is the person who gives you the playbook and collects fees off of you. 

Please email me at my personal email if you have time to chat - need people in my area to offer guidance and suggestions.

You need to seriously consider ditching this person and replacing them with a pro!

The Title company does  a search to see if the person selling has the legal capacity to sell, to find any  other owners, mortgages and liens on the property and to identify anything that may affect ownership to the new buyer.This is all done prior to signing for transferring ownership.It is not related to doing the Lease or the Option.Yes, the option fee is used as the down payment.

@Bradley Elrod  if you  rent to a family member at below market rent it is considered personal use. 

I mention this all because I personally recommend everyone spend several years (if not a lot longer) WORKING in real estate before trying to raise money from others.