Minimally, it's drama.It looks like the landlord was sloppy here, as most agree, but that still doesn't give the OP the right.

I offered to help advertise it (this was in a different state, pre-RE license), do showings, and get a new tenant in place so they wouldn’t lose any/minimal income.

I get my money on the 1st and have minimal problems.

To avoid buying the wrong property partner with a experienced investor from the area this minimizes risk.

I figured 42% more cashflow today and removing a lot of risk from her life with minimal effort on her part would be worth a functional discount in the overall price.

Good news here is you have equity from the beginning and likely need very minimal repairs  If you want less cash out of your pocket or are trying to buy properties that need to be rehabbed, consider finding private money or using hard money. 

An addition option for you is through introducing Land Trusts, allowing you to operate investments from states separate from your LLC without being required to pay foreign filing, so it really opens up a lot of possibilities at a low cost to you.I am personally partial to operating out of Texas because the low annual cost of LLCs and minimal requirements as well as it's favorable disposition to business owners.

With low LTV, counter-party risk minimized by Sec 8 as payee and reserve account allowing ample time to release / address turnover, this is a proven strategy. 

@Lindsay FavazzaI did briefly speak to them, the broker I am with is a minimal assistance broker that does not really assign leads.

The increase of the basis will help you minimize the taxable gain when you eventually sell the house.