Help me help someone sell their mobile home

[Steven J.]

I looked at a mobile home today for sale by owner. Asking price was 10k cash but needs probably that much in repairs. Its in need of finishing drywall, sealing the windows that look like they were put in improperly, new flooring in the living room, and bedrooms, paint, and all finish work and some work needed in the kitchen. She asked what I offered and said it would be unacceptable to her. I said the most I would start to consider was 4k cash. She just had a death in the family, has multiple medical issues, has 3 daughters, is on fixed income, is looking for a SFH to move into where 5k will be enough to cover the down payment.

I asked her about payment options and she said after talking with attorneys and bankers they said that she should ask for 12% interest. She is negotiable on that. Now correct me if I'm wrong but that seems quite high. If I were to L/O it out I wouldn't do nearly that high.

She sounds very desperate and motivated, although she's had 7 people contact her and the price is not currently near where I can be. She sounds willing to provide her labor to fix things up, although I wouldn't trust it. And her motivation to move to a bigger house is very high and I'd be able to help her move in and provide her assistance there.

Does anyone have other ways I could find a win-win situation for us? Currently, I'll be waiting until she brings the price down and she 'fixes' it up this weekend - whatever that may really mean.