What is Your Criteria 4 Sub2s? What's the idea CashFlow?

[Michael Williams]

I have a Subject To (Subject To The Existing Financing) deal under contract that has all of the elements of a deal that will bring a monthly Cashflow of $400-$500 per month to an investor. The PITI is very low, the house has increased in value greatly, the interest rate is already decent (4.3%), the comps are solid, construction is in the area, The payoff is half what the house is worth now, it has a 2-year-old roof, it has 1 acre land, and it needs about $10k work. The divorced couple must have $21k upfront and my fee is very negotiable.

Sent it to a list of 100 investors, what am I missing? Here are the numbers. 

3/2 Ranch
I acre lot
Pay off $77k
Owner wants 21k
My fee- $7k (Negotiable)
PITI - $568
Interst - 4.3%
Estimated Repairs $10k
Varified Comp - $142K (or Higher)
Rent - $1000 -$1200
New Roof
Rural area
North of Memphis

Information from SubTo buyers would be appreciated.