Possible 2nd Rental Property

[Austin Smith]

I stumbled onto what I think could possibly be a good deal. I own a lawn care company and I maintain the lawn at this rental house. The owner just moved a few hours away and the house has been sitting vacant since spring. He knows that I bought a rental property earlier this year and asked if I'd be interested in purchasing it. Went and looked at it, and I thought it was a great buy, but my girlfriend wants to run from it. It definitely needs a good cleaning. Spider webs, grease on the kitchen walls, and a slight odor of cat urine make it not the most visibly or scentabily the most appealing house. But that could all be fixed with some elbow grease and new paint/ flooring. Here are some photos.

Kitchen: Paint, flooring, and a good cleaning here.

Bathroom: This is probably the most extensive work that would need done here. Remove linoleum off walls, frame in wall/ put in smaller window to install new tub/ shower combo. New toilet, sink, flooring.

Bedroom: Paint, flooring, and remove weird shelving.

Living Room: Paint and vinyl plank over the old wood is the plan.

The exterior of the house. Wouldn't do much besides a good power washing and re-painting the porch. Maybe some fresh mulch and trimming of shrubs.

Also there are 2 more bedrooms that would also need paint & flooring. I'm figuring 5-7k for a fairly light rehab. He is offering the house to me for 35k, but I think he would probably take 30k. Should easily rent for $700, possibly pushing closer to $800 due to the fact that it is on a nice sized piece of property.  Property taxes are $1300 per year. When I ran the numbers, even with a 15 yr mortage, it still cash flows nicely. Let me know your opinions!