Thoughts on triplex deal structure

[Adam Stanton]

I have a homepath triplex near me I'd like to purchase.  

Asking 180k

ARV (at best) is 225k

Rental revenue ~2300/mn,

Property needs new roof, one kitchen and one bathroom.  It's been vacant for awhile so needs good cleaning, some landscaping some flooring and paint in all three apartments.  Mechanicals appear good but probably need some thorough maintenance.  

I have 50k.  

There's no way they're getting 180k for that place, at least not from me they're not. I plan on offering between 100 - 115k (bank took it back at 93k). My first thought was to get a HML, make all the repairs and do a cash-out refi in six months. But I'm having a hard time finding someone who will loan on less than 12 months seasoning. Then I thought about going the portfolio route but each requires so much down that I wouldn't have much left over for repairs.

Thoughts?