Instant equity purchase? Need advice

[Kevin Kanavaloff]

I met this older woman selling her property. She has it for sale by owner as she doesn’t want to work with an agent. I have a good relationship with her and she knows my wife and I really love her home. She had her home appraised for 275k and she is willing to sell it to us for 235k as she wants to sell it quickly to be able to get to her husband who had to move for medical reasons. They already have another owned home they are moving to across the country and will owner finance this one for us as well as leave it furnished. I love the thought of the instant 40k equity on the home the only thing that confuses me is the couple comps I was able to find all were sold around 230k about a year ago. Also all the active listings in that neighborhood are about 20k-40k less expensive than her appraisal. Do I value her home based on the comps or the appraisal she was given? I am a beginner investor so any input in appreciated.