What is the best angle for this?

[Stephen Kiser]

Hello everyone, I had a lady call me today with a home she would like to sell as quickly as possible. This home is in an A or B class area and would sell in any condition in less than a month based on comps. ARV for this home is in the $219,000 - $229,900 range. Based on my walkthrough I see the need for flooring, granite counter tops, paint, fixtures and door hardware. Then some minor repair work to some other areas that would total around $20,000-$25,000 (My father and brother are licensed general contractors)

She currently owes around $110,000 and has a PITI payment between $900-$1,000/mo.

Rent for that area is an easy $1,400 - $1,495/mo. 

Since I only have $20,000 saved I was thinking if I could get her to owner finance with $5,000-  $10,000 down, then go fix and flip and pay off within 6-12 months. 

What are everyone's thoughts? I am still new to this.