What should be my next step(s)?

[Marquis Ephraim]

So I got an absentee owner lead through a postcard mailing. The property is in pre-foreclosure. The property owner mentioned that she needs to sell one side of her townhouse that has 2beds - 1bath, because she can't afford the payments. She owes $65,000 on her mortgage and also owes about $6,000 in property taxes. The property owner and myself spoke with the bank she owes and they are willing to settle for about $22,000 dollars(according to market value report from 2016). The property needs about $15-20,000 in repairs. It's difficult to determine ARV because there hasn't been any properties within range that have been fixed up and sold in the area. Is this a good deal or should I pass on it?