How do I dig to find out exactly how much owner want to away with

[Siale Havili]

I have a homeowner who is elderly, separated from husband, daughter moved out 5 years ago and she’s been living in a 4 bd 2.5 ba 2800 sqft home by herself. She wants to downsize and is a motivated seller. She has a balance of $43K on her mortgage and her asking price is $165K.

I want to say this is the perfect house to do the "subject to" method but I also don't want to scare her with the subject to method. ARV is $300K+. She's the original owner and rehab would just be updating the home. Maybe $20-$30K at the most to update the home.

Should I move forward with the subject to approach or should I try to obtain a hard money loan and just buy the house outright and then flip it?

This could be that one where I go all in on. Thanks for the feedback.

Siale