It sounds like a single family house where you will be living in the house(personal use).Therefore, you may not be getting the tax benefits you think you are.Consult an accountant.I am not sure why your sister would agree to this as well, she is losing $170,000 in this transaction and she faces the possibility of you increasing her rent.You also have to charge market rent or close to market rent or it is all deemed personal use.

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Keep in mind, a lot of cities frown upon them and they are even illegal in some places.

To maximize the number of transactions you’re involved in you will need to:Be Top of Mind when they think about moving - which requires consistent reminders.Be seen as an Expert – which requires a consistent message and Evidence of Success storiesGain their Trust – which requires communicating integritySo, start out by listing everyone you know in an Excel spreadsheet.

90% transactional.. my investments are just a few A class with zero debt..

Just about every time I have been privy to the details of a transaction where one of the parties is unrepresented and the other is, the unrepresented party gets the short end of the stick.

However, seeing as though I have already sourced the deal myself, would it still be in my best interest to use a realtor for this transaction if it works out? 

Could call the title company or transaction coordinator to validate.   

Quote from @Jaren Taylor: Quote from @Stuart Udis: Depending on the transaction sizes you are pursuing, raising money to purchase property without debt requires either an incredible network of relationships or devoting a lot of time and effort to raising money.

So, you tell me, would you have considered this transaction as cash?