Is my skepticism holding me back?

[Account Closed]

So I'm very new to the game. I haven't completed a deal yet. I'm analyzing constantly and think I found a decent deal. The numbers can work with the use of private money (family friend). My hesitation is "Why hasn't another investor scooped up this property yet?" It's been on MLS 110 days. It's a small row home that needs about $50k in work (listing agent's number, I'd definitely confirm). And my reno would be a bit less because we'd be doing some ourselves. Listed at $80k but my agent says the seller is HIGHLY motivated (older, in the hospital). I want to offer $45k if the $50k reno is accurate. ARV $130k and the area has been growing. ie 50% rental growth in 2 years. Current rent around $1300. So my question is...

"Why hasn't another investor scooped up this property yet?"