General townhouse question

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Hello brand new but I also have another deal this is a townhouse question. The seller has a beautiful townhouse all brick 3 bedroom, 2 bath, 2 car garage asking 36,000 well taking care of and only wants cash for it and I don’t want to use my money just want to go down the creative route. The problem is it is also located like right in the city street would this still be a good buy and how can I make a offer? I also have a lease option deal I am working on .