Negotiate with my girlfriend’s friend mom

[Kevin Auclair]

Hey guys! My name is Kevin,I’m from canada and i am new to real estate investing.so the story is that i just took the equity on my house to finance a home that i will build to sale , but my girlfriend told me her friend’s mom will sale her house to go live with her new boyfriend.but the house is not on the market yet and the other houses around are listed around 200 000$

So if i apply the 70% rule - 5000$ rehab that leave me with a offer of 135000$ . With no cash down and i don’t want offend her neither with the offer,

Do i pass on this deal or there is a way i can negotiate this

Thanks you!