They are a national organization that promotes all kinds of creative real estate deals. 

I’m curious to know what kind of discounts did you get?

What kind of market are you on?

500k in capital gains would be amazing, but I assume that with that kind of profit the property would need to be in the upper echelons. 

You’re going to want some kind of “official” to declare she is of sound mind to sign such a paper. 

What kind of property are you trying to buy?

I feel like a broken record on here, but cash flow with 20-25% down on a long term rental is kind of a myth.

The best way to get that IMO:- Kindly ask 2-3 local large Property Mangers in your market if they'd share there lease.- Check the Off-Market Facebook Housing groups at your school. 

In a pricier area, or if you’re banking on a perfect scenario, that cheap credit can suddenly get very expensive.I’m curious... if you went down this route, what kind of safety nets or alternative strategies would you have in place in case that perfect timeline doesn’t pan out?

Most lenders (they are not a lender, rather a broker) doesn't have fees of this kind.