Trying to put together my first subject to deal

[Arian Torabi]

I'm in discussions with a sellers agent now getting some of the loan info of the seller. 

The seller has a house listed for $270,000. She has a balance on her loan of "about" $187,000

According to the information the agent told me, The PITI is a total of $1183 a month and they currently have a tenant in the home paying all the utilities plus $1605/monthly. The HOA fee is being paid by seller at $120 per month. House was built in 2009 and is in somewhat rough shape on interior based on pictures but it could be just because the tenants are nasty and in there until December so they had to just go in and get the pictures they could. It's been on the market for almost 20 days so far.

Would subject2 be a viable option here? I'm guessing the seller wouldn't want to lose that equity in her home but she bought it in November of 2019 and is currently living 45 mins away from this property and it sounds like she wants to get it off her hands. 

Also, I'm stuck on figuring out how to format a offer in the first place. Any advice would be appreciated....