Are my number right in this deal?

[Alejandro Magno]

I need some advice in this investment

The Property is listed for about 120k 980sqft 2 bds 1 bath but I got the inspection summary and pretty much needs everything. The owner told me she is willing to go down in the offer (she knows that needs work) AC&HEATING, electrical, Plumbing and fixture, Crawl Space, roofing and attic.

I got an estimate from a contractor and he told me around 30k-40k for the rehab

Not sure about my number but this is what I got

ARV= $ 130K-140K could be more but I'm a little conservative!

Rehab=$ 30000 (being very cheap)

Profit=$15k-20k

closing cost=$2500

Financing costs about $10k

Selling costs about $2500

She wont go lower than 80k! is it any money to be made here if i get it for 80k with all the work that needs to be done?

I really appreciate any feedback or comments Thanks

The house is located in florida, and its for sale by the owner!