Advice on wholesaling a potential deal.

[Philip Tun]

I met with a seller that wants to get rid of her property but from the sound of it she wants close to market price because couple wholesalers tried to give her a price and did not budge. The condition of the house is pretty bad, ceilings are really low (i am 5'10), floor seems uneven,  entire house needs new flooring, new bathroom, kitchen, patio deck is warped. The only thing good about that house is the view. I checked the comps around the area and it should sell about 480-495k arv. Repairs look about 40-50k  I would like to offer 340k but I have a feeling she will not accept it. I am not sure how to really approach the price to her without insulting her.

These are the specs  

1464 SQF 4 Bdr 3 baths Located in Los Angeles, CA