Seller wanted a quiet transaction if terms could be met. 

People who were in housing costing more are at higher risk during a turnover to find lower rents or lower cost mortgages.  

Hi @Sean Autry, call it tough, but I personally never recommend asking for less than 1.5 months' rent - especially for a lower-class area.

I am thinking it's better to put the money in up front and lower the risk of the property sitting on the market.

A line of credit would have lower closing costs.  

How can I insert her money into this transaction?

Paul, these lower-end areas tend to be the places where you can cash flow like you're describing, in addition to Richmond, Vallejo.. 

It is an easier transaction if you have the ability to close on the property then list it but sometimes that may not be feasible.

I make a lot per transaction and keep it because I am the brokerage.I have friends that are residential brokers and would rather babysit tons of agents for volume with low splits to make 100k a year and go play on the golf course all the time.

What @Chris Martin said.A real estate/closing attorney, a promissory note and a deed of trust are the primary (sometimes only) ingredients needed or required to close on a property using private or hard money in this state.The going rate around here for a RE attorney to draft or review these docs and close a loan is anywhere from around $400 to upwards of $1,000 depending on who you know, how much business you throw their way, or the direction of the wind that day.The cleanest way to do it, if you're interested in that sort of thing, is for the PML to have their own RE attorney draft the lender docs (Note, DOT, some want a personal guaranty as well) and then use a different RE attorney to close the transaction with.