Is a chunk of cash worth the deal?

Ok I need some advice from the experts out there. I received an offer to purchase a house with 20,000 back at closing.

First, all of my properties are multiples…I don’t like singles for renting so this would be my first house.

Second the owner is trying to sell the house at it’s current value so with the 20,000 there will be no equity

I have a long term tenant that has been asking me to help her move into a house for over a year. She is a very good tenent that always pays on time.

With taxes, insurance and mortgage the cashflow would be non-existant or very little but, houses are appreciating well in this area.

Is this deal worth it?