She reached out to me and asking if I can waive the late charges because she laid off and looking for a new job and she doesn't have the rent for now and no time frame to pay the rent.My answer was no and I offered her to pay what she owes and move out immediately before I start the eviction process.

Does anyone know of any lenders that are currently (Spring 2015) offering such a loan?

We'd be extremely grateful for any suggestions you can offer!

If your calculation makes sense investment wise for you make an offer based on your numbers.It is hard for the seller to completely manipulate the income of a commercial property, if your lender is thorough it will be revealed in the financing process. 

Sponsor is offering 2 options. 

If you consistently show up and participate, someone will take notice and may offer to let you tag along to learn.

Numbers are a little tight so I'm hoping to get an offer soon.

I agree with all your reasons to offer SF as a seller, just research what methods of conveyance your state has available which offers more seller protections.If I just had a regular note and DofT I don't know if I'd do it. 

Best bet is to contact your trusted lender or other financial institutions to compare offers to find the best interest rates and terms that suit your investment strategy.  

Thanks, @Shawn Mcenteer for those insights.