Foreclosure with a bit of equity

[Jacob Forbis]

Got a phone call from a direct mail piece about a property in foreclosure. Apparently the sale date for the foreclosure is set for Feb 7 and there is a lien from the HOA on the property for 3k.

I estimate the property to be worth about 195k, and she owes 151k.

I need help evaluating what to do. There isn't as much equity as I would like...but there is some. Would it make sense for me to try to wholesale this property and my buyer would pay off the lien?

If there isn't enough equity to make a deal, is there anything else I can do to help the seller? She doesn't particularly want to sell the house, but she isn't able to come up with the 3k for the HOA lien.