Help with first out of state deal - The numbers - thank you :)

[Christian Weber]

Would like some advice on this deal - thank you in advance

SFH under contract for $106k (current owners purchased a year ago for $59k and did lipstick on a pig) - neighbourhood nice b /C class neighbourhood - little crime

Inspection brought up a few things

Asbestos tiles in the basement, im told they are fine but I would prob want to epoxy over them to be safe though not needed supposedly I just dont want to have anyone at risk ($1500)

Roof will need to be replaced in the next year ($8-9kish) and chimney needs work

Garage door needs to be replaced (has a hole in it) ($700)

Stairs and driveway need to be addressed - very bad trip hazard, driveway needs serious work ($2k)

Had drain scoped needs to be cleaned out ($500) but otherwise good

AC is working but on the way out in the next year

a few windows needs to be replaced and smaller stuff etc - looking around 15-20k out of pocket to get home up and running

Now all done up this home will appraise for $120-125k and rent for 1400 a month

however and I understand the sellers want to make some money (home was sitting on the market for awhile) but this is a pretty big list of big expenses and while I dont mind taking them on to be all in with zero meat on the bone from an equity standpoint seems not ideal as I will be locking around 40-45k up in the property (from DP and fixing cost) and homes in this area appreciate around $1k a year - so not much appreciation potential 

Insight appreciated - thank you for getting this far