How do I come to a good offer and finance this deal?

[Montai Edwards]

I have a motivated seller that is asking for a cash offer on her property, is not interested in a lease option, and it does not need repairs. What calculation do I use for that specific deal to come to an offer? It has shown time and again that it will make a great buy-and-hold investment. People ask to rent all the time, as well as rent to own, but she is not interested in remaining a landlord.