First seller lead from yellow letter! Now what?

[Brandt Fanion]

I have a seller that's interested in selling her 3 bed 2 beth SFR in Nashville, TN. She is an absentee owner who is renting the property to a tenant until Sept. 2016. She wants to close quickly and with all cash only, will not consider lease option. This specific neighborhood only has one comparable property that sold for $65,000 below her asking price in June 2015, but the property is nearly identical.

She currently owns the property free and clear, and is the trustee of a revocable trust. (I'm not exactly sure what that is.)

I need assistance is coming up with my MAO, but have not walked the property to determine repairs. I would be selling this to a landlord investor. Being that there is a tenant in the property, I image most repairs would be cosmetic.

Any advice? 

Thanks,