Contingency offer advice please!

[Amanda Cates]

I have a rental property I am desperate to get rid of. It's been on the market for a week now. It's a super cute house in a older historic type neighborhood. Completely updated and a good lay out to be built in 1949. Only negative is the house next door is in poor condition.  The neighborhood is the best in the area and not a lot on the market in the price range of our house. So far we have had several showings. Our realtor is super busy and I haven't been given a lot of feedback on the showings or know when they are since it is empty. Today we received an offer for 20,000 less than asking, $500 earnest money, 90 day contingency on the buyer to sell Her house. $0 in closing. The realtors states he is familiar with her house and she paid cash for it so he says we should counter a tax $120-$125000 and accept the rest of the terms because it will close. What is everyone's opinion on this? We have had circumstances change and we can't  afford form it to sit empty for a long time without renting it again which we don't want to do. Im afraid to accept and afraid not to. Thanks for the advice.