1st purchase - CoC disappearing, probably a mediocre deal now

[Matthew M.]

105k to purchase and now about 22k to rehab with an ARV of 140k. LTR intention so an updated CoC return of 9.1% down from 12.9%. I am assuming 10% vacancy, 10% repairs.

A couple things just came up during inspection and I will likely try to get a lower price but I don't think I will be able to get it.

Should I just go for it anyways? Or back off and wait for a better deal? My CoC can only go DOWN since my rehab estimate is pretty solid. This is my first purchase.