Help with what kind of deal to do

[Rosalyn Helton]

I have a seller that the lowest she can go is $120k due to her motgage and a few bucks to move and ARV is around $160. The house really only needs paint and floors buffed as it was recently remodeled. With that said it not the typical 70% formula. So my ideas were to a contractor/investor that can paint then flip for around a 30k profit or a buy and hold investor or should I also present to the seller to do a sub2 deal? Problem with that is that she's ill and i fear that she wont be alive much more than a year. Any other options to try and get a final buyer? I know theres something here in this deal. P.S. im a newbie and this is my first deal so go easy on me lol. Thanks