Those steps will stack the "investing cards" in your favor :).

If this person has a large bank roll and you want to do future deals with them, I would personally structure the deal 60/40 (or more) in their favor, to entice them to invest with you again.  

@Greg TodrankPay them as if it’s occupied if that’s OK with them, honestly they’d be doing you a favor doing it that cheap.

Is there potential to do a live in BRRRR, fixing up the property yourself to increase the rent to more favorable rents when you move on to your next property?

If you can get you're supervisor or manager to sign a form, they can count you're over time I your favor.

The only places that she could find on short notice are sketchy apartments where the landlord has asked her for sexual favors.

I’m going to try to re-run the numbers just out of curiosity (based on Grant H Willcott’s response) to see how close it would get, but I predict this might be a deal that might not work out in my favor at this time.

C'mon, it's pretty simple:1) Find an old guy that's senile and tell him you'll do him a favor and buy his property for at least 30% below FMV. 

But there are some things you can use in your favor like @Mark H.

More than that, will probably treated as a dealer, meaning less favorable tax treatment.