Buying a friend's condo - how can she avoid cap gain taxes?

[Sergey Lomakin]

My retired friend (~66 years old) wants to sell me her condo in Lake Stevens WA for about $225k. It needs about $7k (according to her standards) to $20k (to my standards) to get it sale ready. She owns it free and clear as an investment property. I would BRRRR it. This is her retirement money and she wants to invest it into some annuity. She recently found out that she will be taxed heavily on the sale and is looking for ways to structure a deal so that she minimizes the tax impact. Any suggestions on how to structure the deal? I'm thinking of owner finance but she had a bad experience with that in the past (but might still be an option).

Thank you for any insights!!!