New investor chasing my first deal...advice appreciated !!

[Les Richardson]

I`m looking at a 950 sq ft ,2/1 condo ...asking is 110000, ARV looks to be about 175000.It needs flooring ,paint ,and a light bath and kitchen update. The seller is willing to "sub to" the mortgage of about 50k. I`m trying to decide how to make the deal work, I could take a HELOC on my primary,( only as a last resort ) or find a private ,or hard money lender to cover the down payment on the 60k & closing costs.

What would you advise ??