how to structure this deal

[Harry D Johnson]

Ok I got this seller he has a 2bed/1bath 1064 sqft. House he paid $45,000 in 1996 he is now asking $64,500 or he is willing to do a lease purchase with $20,000 down, $500 a month, for 10 Years. The ARV is about $75,000 to $80,000 and no to light repairs. Just looking at those numbers do you think I may have a deal? The asking numbers are still negotiable. I just inquired about the property and that's the numbers he gave me. I did tell him I would have to walk through the property before making a offer (for my exist strategy I was thinking wholesaling or sandwich lease option) any input would be helpful thanks in advance.