Her claim is that her disability requires that she not move furniture and further that she is uncomfortable with anyone else moving her furniture and her mental health disability requires this accommodation.

Make sure you put discount clauses and subordination verbiage in your offer.Use the Installment down payment clause.A Front Porch clause can be used to completely eliminate the down payment requirement.Write in your offer that seller pays all transfer, contributes X-$'s to you at settlement and that you receive all positive escrows if there is a mortgage to be paid off, and the seller agrees to leave stuff in the house or garage - all furniture, the old car in the garage, tools and garden stuff.

You have to spend money to completely furnish the place with espresso machines and nice furniture. 

If you want to stand out from the crowd, consider outdoor shower and barrel sauna as well. 

Switching out door knobs and cabinet hardware for a modern look.

Then any expenses, such as purchasing linens and furniture, can be written off.

Or use of a 1500 sq/ft outdoor space located on a busy street?

Remember , once you put in furniture , and some rugs you dont see that much floor .   

Updated some of the furniture and kitchen items.

Also MTR pricing software might not be effective yet because there are so many variables with properties its hard to truly comp and get an apples to apples comparison (without looking further into the property and the amenities that are covered)For example the pricing software will not know exactly which utilities are covered, how nice the furniture is, term of lease which can impact the rate, other amenities that is not uniform amongst MTR inventory.I recommend manually finding comps on Zillow.