Don't go over your max bid that you predetermined and practice patience.

One thought could be for her to let you market the property on her behalf, with you getting an pre-determined "cut" once the property is sold?

However, we had secure jobs lined up and had predetermined that our quality of life would not be compromised by moving.

Paul is the only city that passed a predetermined set of rules limiting rent increases to 3%, no vacancy decontrol, and no exemptions for new construction.  

Predetermine some kind of reward/celebration for yourself when you hit these milestones.

That being said, in my personal experience, I don't mind when a new investor comes to me without having all of that pre-determined.

The role of investors in real estate syndication is very simple: they invest their money in a real estate project that is run and managed by the syndicator, and they earn a percentage of the project’s profits based on a predetermined and agreed upon rate that is split between all investors and the syndicator.

I suggest picking a couple zip codes, know type of property you want (i.e 3bed/2bath larger than 1,000 square feet at or below a predetermined dollar amount), and become an expert in these neighborhoods will put you around more potential deals in order to find your perfect BRRRR.   

Then they also give you a lease option to purchase at anytime for up to 3 years, also at pre-determined prices. 

At the end of the lease they would like the option to purchase the property at a predetermined price.