Yes, the first deal is truly a milestone!

Hit a minor milestone of mine.

Congrats on getting your degree, that's a huge milestone! 

Either this warranty deed is held in escrow where it will be destroyed upon payment in full of the note or recorded if the loan is in default; or the warranty deed is recorded and will be rescinded if and when the note is paid off or at some mutually agreeable milestone is reached.  

If we continue with the deal and manage the rehab, then payment for the acquisition services simply becomes a milestone payment.  

My thoughts are to explain she can setup the contract with the contractor that she doesn't pay till certain "milestones" are completed.  

You've already mentioned having a performance agreement with a timeline which includes near term milestones was one way.

I hit some milestones over the last couple of weeks;  Ran 16 miles, then 20 miles, building up to the 26.2 miles.  

First off, congrats on selling your first house and having $150k to invest—that’s a huge milestone!

If you can find someone that knows what they're doing, you may be able to get them to "prove" themselves by working at a lower rate - but then bumping to a higher rate once certain milestones are achieved.