Should I attempt to wholesale this house?

[Nino T. Barone]

Ok so I just started talking to a homeowner of a For Sale by Owner situation. She's asking $280k, which I can't see happening cause zillow is saying its worth about $168k. She mentioned that there have been a few upgrades such as a new septic tank. Now, there are a couple properties surrounding that have either larger lots or square footage homes and are worth a little less than what she's asking. I was able to probe her with a couple of questions today and am going to be calling her tomorrow to gather remaining info on the property so that I may throw an offer her way

First off, the sitution is as follows. She is 71 years old, her husband passed away a few years ago, and her son is ill, which is leaving her with a lot of up keep on the 2 acre property. The property also has a barn. The house is just under 1400Sqft. She's not in desperate need to sell, however, I can't see her getting the asking price, so I want try and wholesale this property. In addition, she already has found a place to move to, but just hasn't yet. I've asked her if the property is in need of any repair and she said no and by looking at the face of the property, it seems well kept. 

Ok, so I'll get to the point, I'm trying to arrive at the ARV formula here so I can make an offer to eventually market to an investor. Assuming her property is worth $168k and there are no repairs necessary and I'd like an assignment fee of at least $5k I'm arriving at

$168,000 X .65 = $109,200 - $5,000 - $0 (repairs) = $104,200.

I guess what I'm asking is for some direction. I can understand if she tells me to take a hike with the offer of $104,200. Any ideas on how I should approach the situation?