This seller is domed by ignorance, and it's not a viable choice for you until he comes to the table with something like an installment sale (aka owner carries the 1st td). 

Sure you might pay a little extra for the house but if you dont want to bring a bunch of money to the closing table, it is worth it. 

I'd like to use the cash offer to get the owner to the table, but get the deal financed.

$3k or so, plus $13k that she's going to bring to the closing table, when she can't make the monthly payment, and she's getting ready to deploy? 

I'm curious, what's stopping a hard money lender from just swiping the deal you just dropped on their table?

But 30 year fixed should certainly be on the table. 

I would remove the table and add lower cabinets /counter tops along that wall under the window.  

Thank you Matt for the nice write up.I'm available in the Cleveland market to take on more clients.I come to the table with all of my Insurance info, BBB info, references, ect.Drop me a message anytime.Neal MahoneyCloverleaf Drywall and Construction LLC

In addition to education, focus on networking and thinking of what you can bring to the table (if even it's small... bring your ideas) when you reach out to experienced investors.

Since you're not going to be putting up the money yourself, it helps to explain to potential investors what value you'll be bringing to the table.