What would you do with this property?

[Gustavo Orozco]

Hello folks. I'm not new to bigger pockets but I have been gone a long time. I need help figuring out what to do with this property.

So let me break down the numbers

Purchase price 70k

Money down $0

Rehab 15 - 20k

Still needs Maybe another 5 to 10k

Monthly payment $545

Rent $650

I found a potential tenant today that would pay $850 so there's that.

Owe 53.5k

Could sell for perhaps 85k

No matter what numbers I run I just can see anything making this a positive cash flowing property. So I can either sell as is, perhaps do a 1031 into something better, eat the cost, fix it up a bit more and get that $850 a month tenant I there. Or refinance, fixit up good and hope it brings in more that 85k ARV.

What would you guys do?