Stop in for a cup of coffee

House update yesterday offered the seller 15k less and no inspections. I told her she had 24 hours to accept or decline. She replied she needed another day, or two and get back to me. The house HVAC and AC is less than 5 years old. No foundation problems, new roof, etc...
They have one yard faucet sits 40 yards out in the front yard that has a leak. We don't want it, ugly looking, and will cap it at the house when we own it. Sprinkler system back flow is leaking. That's an easy fix. Someone told her how expensive it will be digging up the yard etc...all BS I know better. Anyway she doesn't, so hence the offer telling her we assume all needed repairs. The handyman told me she thought about offering us a discount so I took the initiative and offered her. We'll see.