Negotiating With A Motivated Seller

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I received a call from an absentee owner. He owns a property in a working class neighborhood that I've been marketing to. The property is a 2br/1.5ba & is currently rented. It's worth around 100k. Owner is asking 90k & said he'd take 80k cash. My maximum allowable offer is 46k (including my assignment fee & all other costs) The last thing I want to do is scare the seller away with a low balling number & lose my first potential deal. I know if the numbers don't work I need to walk away but is there any hope here? Any negotiating tips would be appreciated. Thank you.