I guess my personal opinion is driven by emotion.

It is a relationship driven industry, and sometimes the peace of mind of knowing the buyer will close is what gets it done. 

I've driven it from California to Maine round trip, all over California, Utah, Arizona and Nevada. 

But my husband has driven down a time or two if the professional charges are unreasonable.  

Depending on the size of the down payment and character and credit of your buyer, I'd be in the 6-7% range most likely.Most of my sellers want 7%, but after I provide references and proof of experience I get it down to 6%.   

There is a shortage of houses in most places and that is what has driven prices up, not crazy lending terms like before. 

It shows good character that she approached you with her situation so it would seem that she has respect for you and your business.  

Just be aware that a lot of lending criteria are driven by government regulations which, for better or worse, do not apply to the commercial space.

Knowing full well the litigiousness of our society in times as my entire daily job is helping investors mask assets from vexatious lawsuits, get the right estate plans in order that fit their business, and operate under the correct structure, I am fully convinced that eviction will not stand right now and believe that despite it being technically legal civil courts will start to fill up with angry tenants who will point to their employed status pre-quarantine and payment history and accuse landlords of malicious and predatory practices, as well as, even lie driven by desperation accusing them of other serious misconduct.    

To me the reserve limits are largely driven by what creditors want to see if you have stable income and lines to draw from for large items.