I  use sellers agent for this property. i believe in this strategy - going with the sellers agent, in LA hot market this is an  advantage non cash buyer can get when there are multiple offers.

Loans for investment properties are not eligible if the transaction includes non-arm’s length and/or at-interest characteristics5.

Find a deal ***there are many things in-between like ensuring you structure deals properly with investors, do proper disclosure, due diligence, underwrite deals, etc. but this gives you a good idea of your overall approach***Here are a couple ways to build your network since you said that hasn't been your focus: - volunteer for a non-profit you genuinely believe in.

It will damage her credit, as a non-judicial foreclosure (I believe), but after a little while, her credit will rebound.  

For $417K+ there are non-conforming delayed financing loans which are priced as purchase.

The more non-institutional you go with a counter-party the less consistent the pricing will be.  

Loans for investment properties are not eligible if the transaction includes non-arm’s length and/or at-interest characteristics5.

@Angel Rivera What you are suggesting is a non-arm's length transaction.

Your other angle would be to find a non bank lender (hard money) person who understands what you are trying to accomplish and get them on board from day 1.  

His character abhorred guns, blood, was non-violent and exhibited much restraint and humility.