Need help!

[Robert Ruiz]

I just left a meeting with a prospective seller who answered my ad on Craigslist. I am wondering what is the best way to put this deal together. Please help.
Here is the situation:
Lady is separated from husband for 7 years and her son is trying to get her I move on and sell the house. She is embarrassed by the shape of her home, pretty wretched. So after doing some questioning this is what I found her needs to be.
She is asking 75k but will take 65k cash. She wants 10k now. She owes 35k on her current mortgage.
The ARV on this 2100 sq ft house is 175k.
She is in no real hurry to move.
I can give her 10% of her aking price and do a rehab on it a little later when I'm done with my other 2.
Ok thanks!!