Found a home with motivated seller, what do I do now?

[Aroldo Villarreal]

I found a home with whose ARV is $208k selling for $140k with about $15k or repairs. The owner is not interested in owner financing and is a burnt-out landlord with nightmare deadbeat tenants whom he kicked out. My question is, he doesn't have a realtor but I can get one to represent me. What are the steps to take in a situation like this? I'm very new at this. My plan is to repair and hold as a rental property. The rent comps came out to $1,300.