Deal analysis !! WHAT SHOULD I OFFER!! Please help

[Ryan Smith]

Greetings All,

I'm currently in talks with a very motivated seller that is looking to sell a one-story 3BD/2.5BA SFH. She owes a mortgage of approximately $107,000; her asking price is $125,000, but she is flexible. She has a tenant in place that is paying $1369/month for rent. ARV: 150,000

Home has a two car, 1100 sq ft attached garage (easily could be converted into additional living space), and a additional two car garage in the back of the 1/2 acre lot, with a concrete patio. Home is in great shape, and updates would be only cosmetic (depending on buyers exit strategy)

I'm looking to make a nice assignment fee, but want to buy at a price that would be very attractive to end buyer. WHAT SHOULD I OFFER??