If you want certain stuff left, you need to specify exactly what those items are, because the phrase 'as is' is a bit meaningless unless the seller has already moved out. 'As is' could include the dishes left in the sink, all her furniture, etc... You need to be really specific, but the agent should help you to phrase it correctly in the paperwork if you explain what you're after. I would definitely discuss these items as part of the offer, not bring it up once the sale has been agreed.

And as far as offering 29% below asking price - it's an offer, not a final declaration of what you're willing to pay, and who cares if she is offended! It's a starting place for negotiations. If she's not happy, she won't accept it, and won't counter-offer. Or, she'll counter-offer with a tiny reduction, and wait for you to go higher. She will have a figure in mind that she is willing to accept, and you just never know your luck. She's not going to refuse to sell to you personally at a negotiated agreed price a bit further down the track, just because you made a low starting offer!