Aside from boosting my credit score and bulking my savings -- both of which take time -- I am not sure what other options are available to finance my first purchase before my self-imposed deadline of September 1. 

Did you get any rent payment history / scuttlebutt from previous owner or PM about them. 

Her credit score was included and it was 700’s also her pay was good.  

Account Closed how about the lender provides a credit to a rounder number? 

Or "provide credit of $55,000 "At that point you are reopening the contractTheir agent calls another agent who put an offer in (the one you were worried about so you went over the top) and shows them the list.

This would be an off market transaction, no local agents involved, but still full due diligence for inspections and appraisal. 10% down, 700 +/- credit scores, and good DTI.What's the feasibility of me loaning her the balance of the loan after downpayment, creating a note, and then once it has a three or six month history of performance selling that note?

Nationally based 1031 QIs will charge from $495 for a credit card internet hope and pray 1031 to $2500 and beyond for a stand alone attorney with no scale.typically the largest grouping for experienced service oriented QIs will be $700 - $1200 for a garden variety exchange higher towards each coast  

Hang out and stack money and build your credit!

Will it affect my credit too much?

Send the HOA a F.O.I.A. request for all of their financials and payment history for the entire association going back 10 years.