Please Help Analyzing This Deal!

[Christopher V.]

Hey all,

I live in a western suburb of Chicago and I have a neighbor who just passed away and her son is looking to sell the house asap. He agreed to let me walk the property and make him an offer before he puts it on the market. It's a two-flat and the same exact layout as my house which is extremely rare in my area. Just a little about me, I own a painting company, however, we do custom cabinetry, dry walling, flooring, etc. So I can do most of the work myself with the help of my brother and dad.

Details about the house:

Asking price: $230,000

Layout: Upstairs is 3 bedroom, 1.5 bath which can land a conservative $1300 in my area. The bottom floor would be a duplexed unit with a basement. It's 3 bed 2 bath. That can likely fetch $1700 if not a bit more.

Comp that sold recently: $300k

Estimated repair costs: $75k conservative (full gut)

Property Taxes: $4,500 per year

Utilities: Separate for each unit, tenant would pay their own electric, gas, garbage, etc. I'd only pay the monthly landlord insurance (roughly $120) and snow/grass.

I don't have the funds to extend an all cash offer but am contemplating working with a hard money lender. If any of you have done this before, I'd love to hear your experience. What'd they ask of you to release funds? 

If you had this offer in front of you, what purchase price would you offer? I'm leaning towards a $150k offer if I can make a deal with a hard money lender. I've tried to work the numbers, but I don't have a lot of experience with BRRRR so am having a bit of trouble. Please feel free to ask any questions and I really appreciate your help/guidance in advance.