How to Brrrr with no comps

[Michael Landrum]

Hi BP world. I am a relatively new investor and am trying to take down a deal that I need some clever sigggestions on. The seller needs $130000 because she wants to pay off two mortgages and live happily ever after with her debt-free retirement life. Here’s my problem...it seems to me that if I put any cash into this deal, the return just won’t be there. The rent won’t be high enough to justify the 20% I would have to put down conventionally. The only thing the place needs is new siding and some cosmetic updates inside BUT if I go to brrrr it, there are NO comps in my tiny rural (5000-6000 residents) area and so I’m worried I won’t get the refinance. She said she would love to carry the note, which would likely lead to a solid nooney down option for me, but I can’t seem to help her over the hurdle of the due on sale clause that she’s worried about. I won’t twist her arm in that my but I just think she still doesn’t understand how minimal her risk is there. Anyway, I guess my questions are 1) does anyone else have a creative idea on how I can get in with low-no money AND stilll get her the $130000 she needs. And 2) what do you do when you want to refinance a solid, beautiful, profitable property that has no comps? Anything helps, thank y’all!