should I pull the trigger?

[Louis Piront]

Hi dear community, Would like yours thought on this one I'm giving an opportunity to buy a house (will be my second investment) off market, it's a 3/2 pool home totally redone a year ago (hvac, roof, kitchen, bathroom, flooring) The loan on the house is $130k and the seller would like a $10k extra for a total of $140k. The house was apraised at $185k one month ago. Comps in the area are quite hard to see as most of the sells have been made over 1,5 years ago. I know I should not take zillow & Co as referral (estimate between 140-160k). I'm currently in process to refinance my first property who'll give the down payment and closing cost. Out strategies : a) it will rent for $1500/month (1% rule) b) a quick resell as there's equity c) could be my house as I'm moving in 2018. Is it looking like a good run? PS: how can I put it under contract without an agent? Thank you Louis