Need Help Figuring Out How To Approach This Deal

[Brooks Rembert]

OK,  BP family, I need some help. I received an email from a lady who's looking to sell a house. She is an out of state owner and currently has the house rented. 

She is 72 and says she'll never move back to Virginia and wants the equity out of the house.  She owes 289,000, says she wants 320,000 and has it rented for 2,300 per month. The house is worth about 345,000. 

We are normally straight up buy and hold investors, but I'd like to see how to approach her with possibly a lease option,  lease option assignment,  lease purchase,  etc. with seller financing. 

What are my options and best courses of action? 

@Brian Gibbons I would love your input as well. 

Thank you in advance everyone.