Engage with them about buying the property because you want to do STR...

Do you see value in employing an independent agent, carefully vetted by an organisation, credible through feedback provided on previous engagements, and open about their skills and experience, to inspect, report and advise on a property that you have identified, in exchange for a small fee ($50-$150)?

I would use this because it enables you to collect event engagement.

Better networking and better learning engagement.

When you are running your numbers do you use the Calculators here on the BP; if so do you run additional numbers along side it? 

Going back to the original question, if you were to really want to engage in true negotiation, who has some experience working with people and getting them to a move off an unrealistic value to a true market value?

If it is depreciation recapture and she were to actually sell the property (without being willing herself to engage in a follow on 1031 exchange) then the depreciation recapture is going to be hard to escape.

I was NOT going to engage in the house until I had an end buyer/rehabber.

So surround yourself with those in the game and you will rise up alongside them.

Engage her on the 20% that are potentials that pass thresholds you have set up that could make them deals you want to pull the trigger on.