I think I have a deal here. What do I offer?

[Matt Ellis]

Seller has a Property that her son is in and not paying rent ( so she has to pay all the bills). She even said that she would have to go back to work to pay her bills ( she is retired).

She is asking $150,000 ( that is what she think it is worth but not sure.) I did a quick look online and it looks like it is worth about $135,000. It does not need any repairs. I have not got the Comps for it yet. 

She owes only $18,000 and pays about $1000 a month in PITI.

Do I have a deal here? What do I offer? 

It is a nice house is a nice neighborhood

[Christina R.]

The motivation on the seller part is there - I'd rate this as a warm on a scale of cold/warm/hot.  You need to move her more to hot.  The main hook here, based on what you've shared, is she has to go back to work to pay these bills.  She may want $150K but you need to wrap this up in a bow on how you are going to ELIMINATE THE NEED for her TO GO BACK TO WORK.     Is there a way to do that?  What would this property rent for?  Could you take it over sub-2 and rent it out?    There are several people on this forum that do lease options that may be able to help. 

Has she considered refinancing and taking the cash out to lower her PITI?