I would definitely try to catch her or attend/read up on the things she does very informative on rehabs.

I suspect that most people doing "no" or extremely low money down on seller carry deals are working with sellers who either 1. own the property free and clear, therefore do not have a "due on sale" clause, or 2. are doing seller carry and not notifying their lender banking on the chance that the lender won't catch the sale and enact the "due on sale" clause.Outside of owner carry situation the way you can do "no" or "low" money down in a deal is by buying it in a "lacking" state, adding value, and then capturing the value you added to the property by refinancing. 

Take photos of the unit to show condition. 

Catch me on a different day and I may say otherwise.

Price tag $275K-$325K.The catch?

You've already sustained several months of hold time.The photos on Zillow look pretty nice, which is good for you, but the consistent several month period of severe price dropping and request for cash offers looks bad and makes you look somewhat desperate (not desperate enough to take off $10k, though).

Gives it more wow factors and photos can look plain. 

from the photo the siding looks in decent shape.

That being said I can judge by looking at pictures and talking to the agent and seller as I know exactly what it will take and exactly what it will cost for renovations just by the photos and questions I ask.

Also, can you honestly say without the fee you would spend the time on the property every 180 days, with a clipboard, a 4 page report, photos, full exterior inspection, usually I invite my GC, very thorough and the tenants are like privates in the army, they know we are coming, and this is different than just sticking your head in the door at renewal time and we educate our owners that is what the other companies are doing when they tell us "the other company does not charge the fee"  We are fee based professionals, and the fee guarantees the service.