Very strong REIA in your area.

These types of businesses may have what is considered credit type tenants that have a strong financial statement, experience, business plan, bank references and haves signed the lease as a corporation and with a personal guarantee, etc...

BUT I just want to make sure I have a strong defense for emergencies.

For single tenant net lease the type of tenant available and market cap rates can vary by state and then location (rural, weak suburban, strong suburban, urban core).

Many shops don't necessarily require a ton of experience but a strong work ethic and ability to learn.

So, the things that stand behind it such as a deposit, proof of funds, etc make the seller know that the promise isn't idle and has a strong likelihood of closing. 

Then, assuming you have a contractual arrangement with your buyer, just represent him/her as fiduciary and the seller as Customer, in a normal brokerage transaction.The other option is to just put the property under contract, then assign the contract, but again, this needs to be fully discussed in advance with her broker, then fully disclosed to the seller, so they can't come back later and sue you for making "too much" on your transaction fee.I strongly suspect that your sister will be required by her broker to use standard contracts and forms made available by your state's real estate commission. 

Could you have your cake and eat it too?

Very strong and the 1% rule works very well here. 

I was wondering if anyone had any strong recommendation or contacts.