All this seems like a perfect opportunity for me to approach him with a solution that benefits both of us. 

I am Henry Massey, coming to the group from Chicago, IL. with 15+ years of software implementation experience as a Solutions Architect.

It can be quite intimidating as a newbie trying to decipher what the best method is but I understand there is not one right solution.

I would really like to help her, but wanted to see if any of you could give me feedback if this is even do-able or not, and if so what are some solutions that I can give her?

There are no easy, obvious solutions. 

My solution is offer the homeowner their full asking price if they allow us to do a conventional 80% loan and seller financing the the 20% needed to stay away from paying PMI. 

Expressing concerns or making a change were both acceptable solutions. 

I've done one in ~9 weeks pay cash for purchase, then use delayed finance for the refi. you must use YOUR funds to use delayed finance and you must have a tenant in place when the appraisal is done. if you're using outside funds or a loan at the time of purchase you're likely limited to 6 month seasoning unless you can find a creative lending solution. 

That would seem to be the simplest solution to me.

We also recently started a wholesaling business, Gainesville Property Solutions.