Trying to help Chiropractor with her 3/2.5 townhome - help please

[Autumn Allen]

Hello BP family!

I am close friends with my Chiropractor who owns her own business and is doing well, but not well enough to cover 2 mortgages. I want to help her find a solution even if there is no business for me. Its about building trust and paying it forward, which could lead to other business if the deal isnt good for me. I told her I would run the numbers today and see what I could do. 

There is a townhome she still owns that she is really frustrated with and wants to sell, but is afraid with the settling problems, how much is left on her mortgage note, and what the property would sell for she feels stuck. I offered to run the numbers on it for her just to see what I could offer. 

I could really use some help with a lookover of my numbers, and see if there is anything I can do for her if the deal wont work as a flip. Creative things like - is she willing to fix it up enough to rent it out so she can have her mortgage covered? Or something else to either help her get rid of it OR keep it and it not be a financial burden anymore.

Project details:

Federal Way, Washington, WA 98023

3 bed, 2.5 bath, 1656 SF, 1978 YR, 5652 Lot, 2 car garage, fireplace

Very nice, quiet HOA community near Golf Course and great schools.

Annual taxes: $3200

Month utitilies: $250

Month HOA: $360

Bought mortgage in 2008 for 253k. Currently owe 221k.

Condition: House backs up to beautiful river greenbelt, but that is causing the house to start settling. Roof leaks started a couple years ago. They have crawl space. Husband gutted a bathroom, never finished so they need to hire someone to finish bathroom reno. Needs the usual lipstick. Depends on if this would be a flip or rental on the extent of the other renovations like granite counters and other luxuries.  

ARV: 300,000

Holding: 5,000 (includes HOA) 6 months

Closing costs: 10,000

Rehab: 40,000

Money costs: 5,000

Profit: 30,000

MAO = ~ 210,000

She was at least wanting a wash on the property. If she owes 221 and I can only offer 210, then that will probably not work for her. Any other creative solutions you can think of?