Rehab cost higher than the ARV NEED HELP!!!!

[Brandon Phillips]

Hello BP community, I’m a newbie so bare with me... I’m finding distressed properties with motivated sellers but these properties rehab expense will cost more than the ARV! For example I can get a seller to come down to $5,000 for the property but the repairs can easily be a 30-45k rehab meanwhile the ARV is only 30-35k. Any advice right now will be helpful, My role in this deal is to be the wholesaler I need to make sure that there is profit for me and the cash buyer. Thanks for the advice!