He had to deal with many of the exact same issues; non-paying tenants, turnover/foreclosure, and even repairs.Just as an example, he had a lower income couple buy a home from him and they had a bad storm come through and damage the roof.

Seller wanted a quiet transaction if terms could be met. 

People who were in housing costing more are at higher risk during a turnover to find lower rents or lower cost mortgages.  

Hi @Sean Autry, call it tough, but I personally never recommend asking for less than 1.5 months' rent - especially for a lower-class area.

I am thinking it's better to put the money in up front and lower the risk of the property sitting on the market.

A line of credit would have lower closing costs.  

How can I insert her money into this transaction?

Paul, these lower-end areas tend to be the places where you can cash flow like you're describing, in addition to Richmond, Vallejo.. 

It is an easier transaction if you have the ability to close on the property then list it but sometimes that may not be feasible.

I make a lot per transaction and keep it because I am the brokerage.I have friends that are residential brokers and would rather babysit tons of agents for volume with low splits to make 100k a year and go play on the golf course all the time.