This may be my first deal...Please Help.

[Shirley Dufrenne]

Hi all, I sent off my first set of letters on Sunday which was only about 68 letters. My phone started ringing on Tuesday. I was sooo excited because I'm really following my dream and things are starting to happen. I've gone to the
REIA meetings, networked, met new ppl, and have built my buyers list. My phone is ringing and I'm talking to people. not sure that I'm doing everything right but that's part of learning. So someone calls me today and says that they want to sell their house. Everyone else that has called me just asked me for an offer straight off the back and are only willing to sell if the price is right not because there's real motivation there. So the person who called me today lives in CA and there's no mortgage on the house. She transferred the property to her daughter last month and she says she has a friend of hers who lives in the house. Her friend isn't paying her any rent. It's in a nice area and when I looked on Realist I see the house was purchased for 145k. I looked up the comps on Realist as well which gave me about 10 houses w/in .5 miles of the property that sold w/in the last 6mo. and they range from 110k to 176k. She says that the house is really taken care of and doesn't need much repairs, but I plan on going to see it this wknd. But just based on what I saw on Realist, I was thinking about offering 90k. Is that a fair offer? I also asked her if I made you an offer and could close in 2 weeks what would be the least amount you'd accept and she said she wasn't sure yet and she would have to talk to her best friend first and they would get back to me. Is there anything else I should ask her or I should consider or look into before making her an offer to start the negotiating process?
Thanks in advance for any feed back.