2 Bedroom Buy and Hold or Seller Finance flip?

[P. Martin]

Found a 2 bedroom built in 1999. Needs paint, new carpet and the cheap thin kitchen flooring replaced(Not sure what it's called but it's peeling up in the corner). 

Asking price is $65k.

Average rent in the area would be around $800 a month.

Close to downtown. 

I have equity/credit partner willing to secure financing.

Buy and hold it? Flip it on an owner finance deal? Pass?