Seller owns free and clear but needs cash to buy in another town

[Christopher Neil]

I'm meeting with a seller tomorrow on a FSBO, She owns the house free and clear, great house, superior location, directly across from elementary and high school. Continuing, it is a 4 bedroom , 2 bath. She works in another town and has smaller children. Speaking with her she owns the house free and clear, but wants to sell to be able to purchase a house for her and her kids in the town she works in. She claims it appraised for 155K 2 years ago, she is asking 115K. But i think in reality it is worth probably around 120K and needs about 3-4K in repairs (flooring mainly) Question is, what is my strategy here with little money out of my pocket? I don't want it as a buy and hold