First OPM Deal Under Contract - Newbie

[Joa Barron]

Seller wanted $110k and talked them down to $97k
Property right down the street from Toccoa Falls College (1,735 students enrolled as of fall 2021) 

I already have 2 families

wanting to rent it for $1200 as is but i think i would like to target the collage students. what are your opinions?

1950 Single Family House 2br/1ba (there is an extra akwar room that i will make into another bdrm (see pictures)
the square footage says 1384, however I believe its a little more because of a laundry room add-on about 10'X8'

A new roof is a MUST but there isn't any leaks yet, just a lot of visible patches. 

Heating is Electric by old radiator or fireplace with natural gas, and A/C window units though out the house. (there is no HVAC)

The home has had all plumbing redone and is turn key ready. however I want to update it but do not really know how to crunch the numbers quite yet. (yes i have watched 100s of YT videos) 

Property sits on .3 acres with a SF 13,939 also has big barn/shed in the back big enough for work shop and storing vehicle.

I have ran comps and other homes that have been recently bought (updated) in the past 6mo sit around the 180k-215k price range. 


What i am search of is 2 things. 
The best way to fund this deal with OPM (im highly considering Hard money) (Also Open to a JV)

and the second, would be how would i crunch numbers to be exact to ui can run the deal though the BiggerPockes calculator?

Would this be a good deal to get into?