Getting it on the MLS will help get more eyes on it for sure but mostly ensuring that the place is in pristine condition and priced slightly lower than your comps will help.

I am not beeping harsh as she requested additional eyes which was good and she was receptive to inputs… I consulted on one today that had 95% LTV OO but no PMI, 2% vacancy as self managed including delinquent rent and tenant turnover, a maintenance/cap ex that was based on percentage but was a quad and her allocation was ~50% of my estimate, and no PM even though she intends to move away in a year or so. 

Will I need to involve a lawyer?

But as a lender, avoid getting involved with any borrower as you will likely get some blame when things go badly.

I know a lot of people on BiggerPockets talk about real estate investing as a means to an end, but I'm think I might also just really enjoy the strategy, execution, and hands-on work involved.

There are costs involved with writing mortgages.

Sometimes if there isn't an agent involved (or an agent that isn't properly engaged) the software will use incorrect assumptions due to errors in public record and available data. 

I'm new to this and I'm not sure if there is enough return on this with financing involved.

It's worth checking out at least :) Also, there's a lot of meet up groups involving real estate in the greater Seattle area, where you could network to learn more information as well.

And once the government gets involved it will cost even more