Bank on appreciation and resell or rental income?

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Hi everyone! I am so thrilled I found this forum because my husband and I can't decide if we should take the risk with a potentially really great investment out of state. Some more info:

This property is located in the Bay Reach condominium community in West Palm Beach, FL (I live in Va). It is not on listing as the seller is a for sell by owner, and wants to avoid realtor fees. I heard about this deal from my coworker who has several units in the same community (he's making great money! But he also bought his units for $40k-$150k about 3-5 years ago at the housing crash). Seller is asking $155k, she bought it in 2005 for $250k. HOA fees is $350/month. Tax: $1400/yr. Insurance: $900/yr. Listing fee equals one months rent (I don't live in the area so I would need to hire a realtor to rent out the unit).

The condo can be rented for $1300/month. Highly desirable neighborhood with good renters and little vacancy.

Here's my question:

Do I purchase it in anticipation of the rising market and value appreciation? My coworker said I should buy now for $155k because the values are increasing since all the foreclosures have been sold and renovated. A unit similar to this one (same complex) is listed for $170k. Attached is the photo of the report calculator that I found. It shows a net loss of $1-2k for the first few years. Should I purchase this property in spite of the minimal initial loss in anticipation that I can sell it for a huge profit? My coworker said at the height, the property was valued to $350k.

The seller wants an answer by next week as she urgently needs to sell and if I do not act quickly, she must list it (~$175k).

Please help me! I am losing sleep over this (it's 2am yikes).