Anyone that has sold items privately would have countered any offer. 

As for offering subject-to financing, this is something that can be advertised under 'seller financing' in our local MLS, and there's investors that search specifically for listings with that marked, so that should introduce your property to a new set of buyers that may not have considered it before.

You will not need to join CAR/NAR and I offer super high fee splits. 

Since you already have an offer, it’s not really about whether the property will sit for six months, it’s about whether keeping it makes financial sense.

What other information would an investor want to see before making an offer on this?

I've created a discord channel for st Louis Investors https://discord.com/invite/Xjv8rJ3Y

If she accepts the offer, make her sign and you both get a copy."

Telling sellers everything wrong with their house and justifying your offer with repair costs doesn’t build trust—it kills it.

I would also ask them about cash for keys since I would initially offer the tenant this. 

Charlotte, NC, and its surrounding areas continue to offer exciting opportunities for real estate investors.