My parents were always complaining about not having a place to sleep when they come visit so they started sending my "tiny house" listings and cabin plans.

You'd figure, this is a tiny house.

The basements/garages are tiny (600 sq ft) and only a small car would fit.  

It's a NNN, but there is a tiny strip of land that isn't leased out.

So I'd start by first looking at markets where you might have some tiny connection to help you along the way.

She was adamant that she does not want to list or work with a realtor (her mom lives with her and they have the tiny house packed with stuff) - though she has "called around" and thinks her house is worth maybe $450K when it's more like $415K as-is... so I'll need to reset expectations since my offer will be around $335K.QUESTION: What is a good way to lock up a deal with her given her longer timeline?

Even then, you have things you can't decipher without actually going through the property (bad/good floor plan, tiny/huge/awkward layout bathroom).

Be one of the tiny minority of agents that has a clue about rental property rules.

If you give them a longer lead times you might save a tiny bit of money.

Makes it a tiny bit harder to get looked up!