Not too sure what to offer!!

[Kelvin Washington]

Newbie here! I started my direct mail campaign on 4 Jan 12, by sending out 366 postcards to Absentee Owners. As of 7 Jan, I have received 20 calls; 7 messages; and 1 entry on my squeeze page...the remaining callers didn't leave a message.

I've spoken to some of the callers and one in particular is located in NH and she wants me to make her an offer based on the outside condition of the property. This is her reasoning for not wanting me to view the inside of the property...she doesn't want her tenant, or her property management company to know that she is wanting to sell the property.

Here are the numbers:
SFH; All brick in a nice neighborhood
3BR/1.5 BA
1,210 sq ft
Built: 1972
She paid: $29K for it in Aug 08
Tax Assessment: $75,992
Comps: (Trulia): $36K hi/$32K low
(Real Estate ABC) $60K/$34K
Rents for: $750/month. Tenant has been there for over 1 year and pays on time.

She also stated that she wants to sell because she lives too far away and she also has other properties here in GA. She informed me that if she likes my offer, I can gain further access to the property via the property management company.

My dilemma is...I'm not sure what to offer. I'm thinking of offering no more than $20K. Any questions or ideas from the Pros or Novices?