I'd certainly find another lender for comparison. 

Signing a docusign + creating accts for her with gas, water, electric, takes less a miniscule amount of time in comparison to even opening a HELOC, finding investment properties, etc.

I visit and analyze the property, and estimate rehab costs (with experienced inspectors and contractors), add a buffer for unexpected repairs, and provide a financial model with an ROI comparison of a traditional rental vs. short-term rental.Any guidance/tips (positive comments only please) would be greatly appreciated!

I'd contact the water company, and do some comparison of water usage for the same times over several years...More people = more flushes, more showers, more everything. 

Overvalued' is not a function of absolute prices only, one needs a comparison variable (typically income) to normalize prices by, to determine if something is overvalued.

Plus, I'd be embarrassed to offer that low in the Bay Area market.As comparison, a complete burnt down home in Oakland here in Bay Area sold for $350k lol..this is why the 70% rule doesnt make sense here.Thanks everyone for the reply.

Not only the mortgage rate but what is the APR in comparison?

It might give them a good comparison point to a fractional passive product (the ultimate in getting out) that qualifies for 1031 which would also boost that ROI substantially."

I live in Mesa and I tried to find rent comparisons for the area of the property (Alhambra) but there was nothing for rent there I could find.

I can send you a link to a comparison chart if you message me.