Deal in The Works Please Help!

I will meet with a lady tonight that is selling her father's house/estate sale, Her and her sister are co-owners and it is not in probate. I went and looked at the house last week, I commented on here it needs $5,000 in repair and totally rentable as is. Problem is she got busy and I called her a few times trying to reach her to make a deal. I finally got a hold of her today and she rented it in less than a week for $1200 a month on a one year lease with $1200 security deposit. Question is where do I go from here? Do I offer to buy on land contract or do lease option and use the rent money to pay her and her sister. This lady also wants to move down to North Carolina and has her own house and her daughters house to sell also. So a total of 3 possible deals with maybe a referral fee to an investor in North Carolina. Any help would be appreciated. Our meeting is at 6:00pm central time tonight! Thank-you for all your advice. She originally wanted $165,000 but I politely told her that she was overpriced by $15,000. She said she would adjust according to the market. I said comps in the area are at $150,000 tops. I was going to try to get it on a lease option for asking price then do a sandwich lease.