Owner carry contact vs bank lending

[Derek Robertson]

I'm a low experience Invester at 22 years old and I come from a long line of investors. I currently am setting up my first deal on a 4 plex in a lower income area. I have a seller who is older but willing to carry a contract. I know she will want to cash out fairly soon due to her age so that leaves me with this question. How much would you value a deal where no banks are involved and an owner would carry a contract? And where would I find some good resources for a contract terms that would still give me some cash flow. She wants 150000 (I'd offer less due to some repairs that need to happen) and the gross monthly income is about 2100. I see the cash flow value to the bank lending side but also the ability to have my first property be with private financing. I plan on putting 20% down