Negotiating Price after inspection on As Is Home

[Josian Martinez]

Hello Im buying a property in cash for $87k and asking was $83.5k even though property is selling As-is and its not contingent on inspection I was still able to do one and found  that the unit its about to go out, the roof will need replacing very soon 1 to 2 years left on it and roof has a leak... anyways I'm not sure if I can still negotiate on the price since the lady has dementia and its not willing to fix anything thats why she selling as is... I dont want to burden her and Im willing to fix this problems but it would be ideal if I could get the property in at least 5k to 3k on the price..

thanks for everything