Can someone help me analyze this GREATDEAL negotiating with buyer

[Armani Emon]

I told the buyer that I want 164K for a property.

She is a rehabber , the repair estimates are like 1-3k for this home 

She is using the cost for the upgrade to determine what repair cost she is going to subtract from the arv

This is her mindset

$235 000 (ARV)
times 70% =
$164 500 (which is my all in number for purchase, rehab, holding costs and closing costs)
subrtract
$20 000 (repair costs) =
$144 000 (my purchase price Id need the property to be at)

Do deals work this way? I dont want to leave any money on the table.