Unfamiliar territory on a deal and i need help.

[Joshua Eboh]

Hey all, I'm new to real estate investing but have been working really hard to get educated and get my first deal. I've seen a few sellers but haven't ran across any that are willing to part with their property at my price. However I am currently working with a buyer that to me the circumstances and numbers don't work but i wanted to make sure there is nothing that i can do.  I got a call from a lady who is currently in a preforeclose  and wants to sell her property fast.  But she has exhausted all her options.

The property is a Single family in a very desired area by a lake.

Property value is                      400K

Property Balance w/ lender   280-300k

HUD partial Claim Balance 98k

I need help with this and not sure what i can do if anything.  The lady really at this point really just wants to get out. I'm not a realtor and have no interest in moving in the home.  What are some things i can do with this deal or ways to structure it?  By the way the owner has 20 days to do something before the property is auctioned off in foreclosure.