Large gifts, including real estate, may benefit from structuring around this limitation. 

A terms sheet will tell a pro whether you know what you're talking about and give them a structure of the deal you propose, but it won't establish credibility with respect to your financial ability to pull off the deal.

Sounds like an unreasonable seller and the most likely reason for them not wanting an offer with a financing contingency is the property is in too rough shape to get financing on it (structural damage, fire damage, etc.) or won’t appraise anywhere near asking price.   

One month prior to this, their water bill was abnormally high.

As someone who used to work in SEO, I can see that the structure, length, and comparison format are classic SEO techniques.

Differentiate between different risks , economic risk, structure risk, incentive risk, etc.5.

Looking for permanent structure over being on wheels to avoid RV parking issues with the city and for the property value add with the permanent structure.

As others stated, if the existing structure is legal but non-confirming that should not be an issue.

Structuring your lease in this way would benefit you by 1) locking in a longer term contract to avoid turnover costs and vacancy loss; 2) it moves your lease end date out of the winter season and into spring/summer of 2026 so it can be more easily marketed and re-rented to match the seasonal demand cycle; and 3) it avoids any upset/angry tenants who may have been incorrectly assuming their rent was going to stay in the $1,200 range after their first 6-month lease term.Would love to hear any updates you have on how this one shakes out for you though!

Whats the best way to structure this?