I don't want to give her situation but she needs to sell and I just want to offer an option to help.

Although I have no immediate plans to offer note training, Gordon does offer an online course.

A better alternative may be to offer now with a closing set closer to the end of the tenant's lease and some good inspection contingencies close to the date of closing.  

I booked an appointment with her, after rejecting her first offer, and would love to get a better grasp on what to offer her so that I can get her under contract.

I don't personally have anything to offer you as I am just getting started myself, and am more interested in small multifamily at this time, but I wish you well and hope you can hit the ground running.

Is that feasible to explore in your situation (naturally you'd also have to offer some kind of a discount to the tenant).Even if its just for a future tenant something to think about - that way, the tenant can "use as much as they want" - they're accountable for it, and generally (IMO) will think more conservatively wheras when the landlord is paying, you may (and certainly NOT all tenants but there are some) who won't care - they'll crank up the heat and open a window on a -20 degree day :)

How do i approach someone to mentor me when I don't have much to offer them.

Similar houses were selling for 26k so we wanted to offer 19.

You might want to contact Opus Bank and see what they have to offer. 

Of course I had nothing to offer, but he was willing to give.