How to approach a motivated seller

[Melaines Gil]

Hello,

I have been studying creative real estate for a couple of months now and would like to take a step further. My boyfriend's aunt wants to sell her house in PA, because her tenant does not pay the rent. The aunt lives in NYC and has her own business here. I live in NYC too, but I am thinking about moving to PA withing the next year or so. She got this house for $40K and is willing to take $20k for it. She is motivated and desperate to sell and I would like to take this opportunity to buy it. However, I don't have enough money, except for less than $3000 in my 401 k and $2000 in a joint savings account with my boyfriend. Also, I don't have a real estate team (agents, attorneys, brokers etc), and I am not sure what would be the best creative strategy I could offer her. Any expert advices will be truly appreciated.

Thank you very much.