Best way to make a lowball offer?

[Lexie D.]

I have a solid lead and I went and walked through the property today and its in really good shape, not a typical flip house. It still needs a few updates, but basically the seller is just really against paying commissions to a real estate agent which is why she is looking to sell to an investor. I told her I would call tomorrow with an offer. I already anchored her by telling her our offers are typically 100-150K below market prices. And I am not sure we have a shot in hell of getting this anyways, but I am not a great salesman and I am not sure how others are able to close the deal. Basically ARV is 508K, we can offer 420K. Any help is appreciated! Thanks