(We are actually expecting an unsolicited offer today to buy ours).This is coming from someone that has been super host since we launched (or as soon as we were first eligible), offered but declined Plus, low acquisition and rehab costs, and maintain 9 months of capital reserves. 

You might be omitting (Repairs and Maintenance & Replacement Reserve CapEx) and also missing closing costs on the purchase and loan.

To make things even sweeter, she also agreed to wrap a sizable "loan" of $50k for future repairs and reserves (or other projects) into the purchase of the property, financed at the same interest rate for 30 years, brining the total loan amount to $155,500.

She also included 50k on top of the purchase price at the same terms for repairs/reserves/future projects, which I walked away with at closing.

You want to be sure you have reserves. 

You will need the down payment, net worth equal to the loan amount and cash reserves for 12-18 months worth of payments right now.

Before all of this happened, all our listings are doing great, cash flow great so we do have some reserve. 

If there is a reserve for repairs, the reserved funds will be release after the repairs are complete and receipts and (sometimes) the lien waivers for the contractors who did the work, are presented.

I just received a text solicitation from someone from this company and I had the same reservations everyone has mentioned. 

A good tenant often has some reserves of their own so most will continue to pay rent.Since you may be new to the game, know your local laws.