Motivated Seller In Frostburg, MD (Analyze this deal)

[Justin Lenk]

Lady called me today that wants to sell a 2 bed ( and 1 office, no closet so can't be considered bed), 1.5 bath, 2 car garage. 1200 sq ft SFR.

She's up for a sub2 deal. Currently rented for $800/m and her payments are $397/m.
Has updated HVAC and WH, needs minor repairs (garage door fixed, paint) and says roof shows signs of ware but not leaking. Could be rented for more (not saying Zillow is accurate but it estimates rent to be $1200/m).

Only problem is it is 2 hours away from where I live. What is everyone's thoughts? Does anyone know someone who invests in Frostburg, MD?

Justin