Are there any creative things that could be done to get to my goals or from your standpoint,  or is it pretty well a firm "not gonna fly" type scenario? 

My only goal is to have all the details clearly spelled out so we can adjust price and deadlines in a fair manner as things come up. 

I will have to go over everything of what I want to do, and then have a talk with her to see if her goals align with mine.

It really depends on your comfort level and long-term goals, but even if you want to get into multifamily long-term, SFR may be the best option to gain some comfortability.

Our Goal - buy this property with little money out of pocket.

I would have asked you what your long-term goal is but you have already thought about it.

I love finding deals and helping people pursue their goals. 

@Yamil NafRaising $160,000 for your short-term rental (STR) venture is a great goal, and there are several ways to structure the deal to minimize your upfront costs while attracting investors.

Suggest you get your game plan in place first then go forward once you have the goal in sight.

I have been to RE meetups in the past with like-minded everyday investors pursuing similar goals, sharing stories and learning from each other, running through numbers, sharing network contacts, and even doing deals together.