The father could co-sign on the lease to give me an alternate method to collect payment. 

She works off of contingency and takes a 50% cut for any savings she gets in an alternate assessment year or 33% for two years if it falls on the assessment year.  

So as an alternative you could look at Small multi in an area Like Chico or Yuba city.

What are her alternatives if she gets cash?

Equity Harvesting (slow but nice in the right circumstances)Cashflow (while renting) - 2x costs.Financial leverage - More Cashflow and multiplying Equity dispersion across assets that produce a higher return then the alternative. 

Unless, someone can suggest some magical alternative...

Just by sharing my experience with this real estate person and posing a question about comps here has generated a dialogue that has given me (and I'm sure other newbies and veterans) new information and other alternatives.

I'll off an alternative middle ground.  

No previous treatment is visible and none is disclosed.Recommend professionally treating and repairing all damaged areas to restore structural support of affected framing members.No associated structural damages visible within home during time of inspection.Sellers answer: We can get it treated and at most will need to sister in a couple floor joist.MAIN WATER SUPPLY:Maintenance Item.Plumbing supply piping is made of galvanized steel.

Alternatively, scan the Craigslist Gigs section, see if someone is in need of help that you could provide.