Newbie need feedback/guidance on my possible first deal

[Sean Wait]

Hello all,

I got a call off my bandit signs and am starting off as a newbie wholesaler in Minnesota.

Met with the owner and walked through the townhome with her.  Situation is as follows-

She is getting foreclosed on by HOA for $4000 past dues, Sherriff sale is Dec 3-

She is half way through a Chapter 13 BK so the mortgage cannot be foreclosed on even thought she has not made a payment in a while, $85,000 for payoff.

Second mortgage with a local credit union for $14,000

She wants at least $2000 so she can get a new apartment and move.

Grand total of $105,000.

Did walk through and she thinks she would need to do a lot of fix up to sell and doesn't want to deal with it.  I estimate with fresh paint of coat and two little things that need fixed (one of the bathroom faucets is broke and the pull chain on the ceiling fan is broken).  Rehab costs $2000.

Tax assessed value with county is $136,000

this is a townhome where she is an end unit, then 2 attached middle units, and then another end unit. The other end unit is listed for sale, went on the MLS November 3 for 174k. Reading the MLS listing it has upgraded countertops and fixtures from the subject property.

So this almost sounds like the perfect deal to me.

DO I wholesale it for a $10k assignment fee and try to find an investor to do a buy and hold or the can do a buy and sell.

OR do I partner with an investor and we buy it and pay off the HOA to stop the foreclosure and turn around do the rehab and then sell it ourselves and split the profit.

Thoughts? I don't know the HOA policy on rentals yet, or what rents would be in that community on a 2/2 townhome. The thing I am worried about with me partnering up is then turning around and trying to sell it and worry about title seasoning issues.