Advice on Wholetailing Deal Structure

[Travis Moe]

I have my first, legitimately strong lead after months of driving for dollars and I'm seeking ideas on how to structure an offer. There isn't a lot of value-add opportunity, but the seller is motivated. I'll try to be concise.

• ARV = 235K
• As is value = 225K
• Rehab needed < 10K (mostly yardwork)
• Seller's motivation:
  • Seller is 90 years old
  • Fell ill over a year ago
  • Moved into senior care facility, but kept utilities on thinking she'd eventually move back. Now knows this won't ever happen. 
  • Property is structurally solid, built in 1980. Hasn't been updated much, but is an eyesore from complete lack of yard care
  • Has lots of stuff inside she can't deal with
  • Would really like funds to offset some cost of her senior facility
  • Owns house free and clear
• Would rent for approx 1,500/m once fixed up
• I'd rather wholetail it, though.

This is just screaming seller finance to me. 

I want to offer her something like 155K, OWC, 20% down, 5.5% interest for 15 years. That'd get her about $950/m in income on top of 30K down without having to manage tenants. I'll offer to include the cost of moving her stuff (ave cost local move is 2,300) to a storage facility of her choice in town. 

I'd be able to rent it and cash flow if I wanted to, but I'd rather wholetail it. If I can get it for 155K on an as is value of 225K, that seems like it would work out to about $40K at the end. Average days on market is about 75 days in the area.

What do all you seasoned experts think? What am I missing? Ways to make an offer really stand out?