If you want to build relationships and do business with people over and over in this business, then full disclosure up front is a requirement, not an option.

Rob has a good point about professional advice, too.Also, I see a neat looking new BP tax book and also have used Fishman's Nolo on Tax Dedcutions for Landlords the last few years, too (disclosure: did a work for that publisher but no interest in the tax title or the BP book mentioned, one I still need to read). 

Get some disclosure doc in writing from the seller that they are aware they owe you (even allowing you a $1k lien on the property) if no deal happens through you.  

Full disclosure, I work for a self-directed custodian, as do a few others on the BP board.

I'd suggest having her sign a disclosure of your intent to obtain a license and your RE education toward that goal, not required but a good idea. :)   

Lastly, look at the disclosures that should accompany it.

Full disclosure: I am a client of the author's law firm but this article is not an advertisement and is freely available for information/education purposes.  

Of course not, people get on BP for what they believe is good knowledge, just like people pay for guru seminars for what they believe is good knowledge.Full disclosure, this is just my opinion, and I am in no way affiliated with any guru, program, scheme, flim-flam, fast one, hosing, con, shakedown, sting, or hustle, I am simply a fan of seeing grown RE investors digress into 12 year old World of Warcraft forum trolls anytime someone mentions a "RE Guru".

Full disclosure, I do participate in lending from my IRA, I am an employee of a self-directed IRA custodian.Adam

Just a disclosure i am not a lawyer nor am I qualified to give legal advise however thats what ive been able to dig up.