How would you structure this duplex deal?

[Roschelle McCoy]

I've found a duplex that has good (but not great) potential cash flow.  I don't have the 20% to put down that my broker needs, so trying to figure out if there's a better way to structure this to make it work for me and the seller.  Here's the situation.  

Asking price: $169,500.  

Based on some comps I've looked at the property is probably worth around $200K, though would need to verify with an agent.  

Owner occupied on one side, renting out the other side.  Owner is recently divorced and has "motivated seller" in the listing.  While she's anxious to get rid of the property, she prefers to stay and rent the side she currently lives in until the end of the school year next Spring.  She purchased property 5 years ago for $155,000, so she probably owes about $140,000 (making some assumptions on loan term and interest rate).  They did put some work into it, so perhaps haven't paid down quite that much on the loan.  

It's in good condition and is rentable after some fresh paint and maybe carpeting.  The most concerning aspect of the property is the wooden frame windows that are original to the property (circa 1979) and have visible rotting.  

I'm trying to think of a way to offer on this that is beneficial to us both by allowing her to stay for the time she needs but gives me the flexibility on price or terms to be able to make this work.  I've asked her the simple question of whether she's interested in seller financing and her answer was no, but we didn't get into any further specifics on the topic.  

How would you structure this deal?