Best strategy for Master Lease Option?

[Michael Tucker]

BP! It's been a while! I figured while I'm waiting to get a root canal I could make some use of the time to ask a question. I just had a short conversation with a seller who's been living in a 4-plex for almost 15 years. All the rooms are rented out. Some value add in reducing expenses but the property appears turn key. 

Since I don't have a lot of the down payment and I was just shooting a flyer out, I asked about seller financing or an MLO. The seller is interested in that since she's moving out of the country. 

Gross monthly income is about $4000

Asking about $360000

It was purchased 15 years ago for $155000 but I suspect she refinanced to do some updates. 

Seller wants some cash and to finance her move and doesn't want to deal with a property manager or the property once gone.

Assuming I have less than $20k to put towards deal, what's the best way for me to acquire this property with cash flow? Any unique ways to structure? What sort of questions should I ask them? Any way I could get her to seller finance or pull a win win out of this? 

Property located in Baltimore City in NW facing a lake.

All inputs appreciated!