Help with a deal or maybe not a deal

[Kareem Elshatory]

I am needing help to figure out what to do with this one.  A motivated seller contacted me about selling a property in the DFW area she has debt from a business she would like to pay off she is looking to walk away with 40k. I don't have specific numbers but she owes 113k on a house worth 155-160k it requires according to her bathroom work, but also the owner would like to stay in the property

they are not in hurry to move out because of sons high school so ready to lease for a couple of years after selling property as well. Is there any way for this to work?

[Kay Khan]

She is trying to refinance without using a bank. Doesn't look like a deal.