A creative deal- looking for opinions

[John Roker]

Looking for opinions on whether or not I have a decent deal. 4 bedroom 2 1/2 bath SF ARV $250000 going for $235,000 with 10-15,000 in repairs. Solar panel placed in 2018 so can charge for electricity for rents. Rental rate at 2100. Owner willing to owner finance 20% for 5 years at 8% with ballon at 5th year. Should cash flow about 500 per month COC about 10%. Any opinions on this deal. Closing costs should be covered by commission since I'm a new realtor.