You've done as much as could possibly be considered reasonable to allow your broker a share of the transaction by offering the 1 time listing.Now, you disclosed your agent status and you found the lead based on your own initiative, that's an important factor. 

My two cents: I would get online and look up your tenant landlord act and search through the documents and confirm that there is no transaction if in no money has been accepted.

I setup quicken rental property manager to download transactions from the bank via online account info on a periodic basis directly into the software so no or very little manual input of transactions is needed (quickbooks does this auto download as well I believe).

These type of transactions are not Arm's Length Transactions.

It is very well worth it and it is your first real step into the big game of tens of millions in real estate transactions.

The best part was actually after the transaction, she referred 3 others looking for the same type of deal.

BTW, filing a L/O just may give notice to the lender that there is an installment sale, filing an option does not tie up a property as the gurus claim, I can buy the property from the owner subject to the option and allow you to continue under your intended transaction, if you don't buy, I own the property.   

If you are a experience investor that need capital to fund your rehab fix & flip or you're a new home builder that need access to capital without all the (BS) contact me asap I have a direct money man with millions of dollars to fund deals in Texas short term capital 12 to 18 months .Transactional Funding, Gap Funding, etc.

Would a gift status or any similar transactions be of benefit?

Otherwise, this is a typical transaction.