Need some advice on structuring offer

[Jeremy Jackson]

Happy holidays BP'ers!

I've found an off market property.

Asking:  $45k

Needed repairs:  $10k

ARV: $75k

Monthly rent:  $900/month

Property taxes:  $483 annually

House is in a good neighborhood, nice lot, good bones, mostly needs updated.

Seller is very motivated.  She is the executor of the estate.  Property was previously owned by her grandfather.  She has a lien against the property for less than $10k.  Her property taxes are due now ($500).  Not listed with an agent

She stated she had a verbal agreement with another guy, but he bailed without notice.  Her previous agreement was:  buyer pays current tax bill (buyers idea, not hers), purchase price of $40k, $10k down cash to seller, contract for deed, remaining balance ($30k) due in Jul 2017.  I asked if she was requiring a payment from buyer Jan-Jul and she stated no.

She originally told me asking was $45k, I asked her what her previous deal was and she spilled the beans so I know she'll go $40k sales price (possibly lower).  She expressed numerous times that's she's "flexible."

I've never done a creative finance deal and would like some idea's.  Any help is appreciated!