Need help evaluating DFW wholesale numbers

[Jessica G.]

Hello all, I normally fix and flip, but I stumbled on a property that will make a great investment. Unfortunately, it's too far away for me to comfortably handle myself. The seller and I are signing the contract this weekend, then I want to wholesale it. 

My problem is that I've never wholesaled before, I have no buyers list, and I want to make sure the numbers make sense for a wholesale deal.

I checked out the house. It's just off a large lake, access to boat dock, mid-1970s build, about 1900 square feet, 3/2/2. Very well maintained, sweet little neighborhood. The exterior is great, painted a couple of years ago, amazing back yard with tons of beautiful trees.

The interior is a jumble of missing flooring (seller pulled up the carpet to start replacing it) and the seller's junk, but all the major systems (electric, plumbing, HVAC, foundation) seem to be in very good shape for the age of the property. The layout is great. Ceilings are vaulted and beamed. 

Here are the numbers I came up with:

ARV $175,000 (I pulled MLS comps of sales within 0.5 miles and 90 days; I'm comfortable with this number)

Renovation $25,000 (This is where I'm stuck. Finishing it as a rental will cost under $20K; finishing it out nicely for sale closer to $30K, depending on finishes.)

Asking price $99,500 (This will cover my costs for the inspection, double/simultaneous close, plus a very reasonable wholesaling fee with a small amount of wiggle room.

Do you think this is a safe deal to get under contract? Will I be able to find a cash buyer quickly? I plan to post it to investor groups as well as attending some local meetings. Unfortunately, I've never been to a meeting before so I don't know what to expect. 

The seller is a nice person, and I don't want leave him high and dry when he expects me to buy the property. (I've made it clear to him that I do not know what my end game is with the house; he doesn't care and just wants to sell it.)