Also, have you had any luck with collection agency? 

There are several government agencies that track residential lending and foreclosures.

Is anyone aware of any Freddie Mac / Fannie Mae / FHA loan products for a four-unit investment property? NOT owner occupied. Looking for a 30-year renovation loan where the appraisal is based on the post-renovation va...

Does anyone have experience with agency lending that can provide insight into this type of debt?

They appear to be a brokerage site in NYC focusing on agency debt.

My understanding is that I need to disclose to both the wholesaler and to my buyer what my commission will be, have already determined agency or facilitator status with my buyer, and then add my commission to the price a give to my buyer before writing an offer for my buyer (and disclose that I am receiving $5,000 commission in the necessary forms).

Need more info for a good recommendation - size of the deal & loan, type of loan (agency, bridge, etc), asset class, MSA, etc.

She makes ~$75k/year working for an ad agency and has a credit score in the high 700's. 

The first thing plaintiff attorneys look for when their clients investments turn out to be losses is to see if the documents, ads, presentations, etc. presented to their clients met the disclosure requirements of the appropriate rule of the SEC or state securities agency

In other words, it’s not a matter of court OR a collection agency because even if you go to court and win, you still have to collect.