Updates on the L/o Lead I got

I had posted this before but for some reason it was deleted. Ask me how? well Idk. I should ask dg.com so here it is again folks..I'm posting it again..

I contacted a seller (61 year old lady) who was interested in doing a l/o. she owns a vacation property 6,000 sq ft Lot size 1.47 acres in Miami 8 bedrooms and 4 bedrooms fully furnished . The property looks out-updated on the outside in terms of it needs new painting and a good landscape. Then a guest house I bed/1 bath which Her brother has been living there for more than 4 years or so.

we have been emailing each other back and forth (building rapport). So she wanted me to call her to we can chat. SO I called her yesterday. I was trying to find her motivation hot button.
Seller told me her dad built the house back since 50 years ago
-Seller leaves out of state
-Seller has a care taker who comes often to do cleaning.
-nobody in her family wanted the house
-She does have the money to do the minor updating like paint and landscaping.

The seller asked me what I was going to use do with the property and I told her that I'm an investor and I wouldnt be living in the property and I will be putting in tenants in there. As soon as I told her that was it.. she was ok with that and she asked me about my company like do I have a partner or something like that and I said yes I do. I was like I got a contractor/handyman who I work with who will be doing the maintenance, landscaping etc. She then was like I dont want tenants who smokes lol and I was like "the tenants who I am going to be putting in your property are going to be well qualified and screened and you are aways welcome inspect your property anytime you wish but you will have to come through me to coordinate it."

She rents out the rooms in the main house (there are currently 4 vacancies in the main house)
Seller rents out each of 3 rooms- $800 per month
each of the remaining 5 rooms- $600 per month
The average utilities fee she paids for the main house(cable, internet, and electricity):- $400 per month
The guest house $1100 per month (the tenant pay for their own utilities)

Seller was asking $4500 monthly and the the purchase price $695,000
the houses surrounding this property has lot of maximum lot size of 6,000 sq ft. (This subject is the biggest in that subdivision)
So I asked the seller "how would you like it if take care all the maintenance, repairs, utilities and you don't have to worry about none of that and I pay you $3,500 for 120 months". She was you mean "10 years" and I said yeah and she like no problem.

lol so I remembered the 4 plex with no money down which RoyVoeks did and was posted on DG.com and I was like I might as well ask her if she can do more years because of they way she said yeah so quickly without any hesitation in my first offer.
Here is the funny thing I ask her "instead of 10 years I know you are going to live up to 100 years old, how would you like it for 30 years instead of 10 years she like "you can have the property for the number of years you want it doesn't matter to me. I just want the rent money to take care of my family. I was really surprise and happy:)

Seller is ok with be leaving the furnitures and the mowers for cutting the grass for me.
Seller wants to see me first in person before the contract starts. She will be coming back to miami between dec 26th - dec 31st

I told my partner about this deal and he like we should look for a tenant buyer. I told him no this is not a tenant buyer type deal.

My plan is to hold on to this property and refinance it. Then I will now build a retirement home on the lot. This deal has so many potential which I can do with it.

The appreciation rate in that area is 2% each year and I found another property less than 1 mile 6 bed/4 bath sitting on 1.86 acres and zillow estimate was $744,486.

What do you guys think about the 30 year term offer which I'm about to offer to the seller tonight with $3,500 monthly payment and $1000 credited monthly towards the purchase price of 695,000 she is asking for? . She never told me anything about a down payment so I guess Its no money out of my pocket. I plan on posting ghost ads and real ads to screening new tenants which I would be putting in the remaining vacancy rooms.

Assume this property is fully occupied it could produce $5400 (from the main house)and $1100 (from guest house) maintenance ($400 for utilities for the main house and $200 for cutting the grass if I use the same person who cuts her grass. The monthly income will be $5,900

Thanks in advance

here are the photos attached below