Talking to a seller tomorrow - advice needed

[Doug McLeod]

Tomorrow I'm meeting with a potential seller of a house I like to get on terms.  Seller is the wife of an older couple who no longer lives in the house. It's in pretty good shape and she's been "getting it ready to sell" since I met her a year ago but she has yet to put it on the market. She is also interested in selling the house they live in. She's a smart lady and I see little chance of getting a low price, but if I can get seller financing at close to portfolio lending rates (~6%), it should cash flow for me and provide them the equivalent of a nice annuity. 

How would you approach this? ARV is 130-135k (and seller knows it's worth at least 125 based on realtor opinion last year). 4/2/2 and will rent for ~1400. Little or no rehab needed (or if any needed, will leverage to get price down or better terms). Other house is similar.