There is no easy or cost effective (or time effective) way to make your landlord perform (rent to you).  

It was only recently, when listening to the audio book "The Compound Effect" did I truly grasp how much I required immediate gratification. 

Easy and cost effective, this is best for an attorney to draft and record.

On the outside of the envelope will be a paper that says something to the effect of "If you refer someone to me to rent a house, I will pay you a commission of 1/2 of the second weeks rent." 

That would effectively drop your down payment to 4%.This is likely only going to work with a small, local bank, and a seller who's pretty motivated and/or business savvy, though!

Jeremy Clarke Not an issue transaction wise, however, selling it to you might create a capital gains problem since she's been there 30 years.Selling it for less than it's worth to avoid cap gains can create a gift tax issue for the equity involved.You should speak with a CPA about doing it in a way that avoids any issues.

I am looking for an investor friendly Attorney who's well versed in dealing with wholesale transactions.

You can advertise you have a contract for sale.Get a sale and purchase agreement that can be legally assigned and sold for an 1 to 2% assignment feeIf you don't want the rehabber to know how much you paid for it, find transactional funding or get on title somehow with private lender funding or find a joint venture partner to provide funding or get on title with Hardmoney lender funding so that you can buy at first and then resell it.Illegal Wholesaling only means that you're not telling the truth to the seller, and you have no intention of ever buying it, hence the reasons for all of this loud noise about illegal wholesaling.Wholesaling is legal in every state as long as you follow good business practices.

At that point you've structured the transaction so she avoids SE tax. 

I know there are other important aspects to the transactions.