You might could sell the land off for commercial development and let them tear it down. 

From there, you should be able to develop a list of contractors who can help.

It is very difficult to structure a PE deal when the other partner(s) is not also bringing cash in or is in some way developing/renovating the property.

In any profession there are the talented and trustworthy and wholesalers like yourself are the exception but as you can imagine all the newcomers with little experience,who just took some webinars,have little cash or credit and have not developed their end buyers is the vast majority. 

New subdivision being developed or out-lots in an existing community?  

I develop and broker towers for all of the carriers and it is a very niche form of real estate that I really enjoy.  

However it is a planned unit development (PUD) so the owners pay monthly dues to an association, sort of like with a condo.

Develop and document the system, train someone who is not a seasoned technician, and follow up to make sure he/she stays on track.  

The woman who had the deed transferred in her name is only the court appointed administrator of the estate, from my current research she should be able to transfer deed but i will run a title search.She has been sending her lawyer to the courts avoiding being foreclosed on because the original note was not recorded correctly and they cannot produce it. 

This process can be called 'Letters of Administration'.