St. Paul, MN Deal analysis help please (kind of long)

[Tim Conway]

Forgive me if this is a bit long. It’s my first attempt at analyzing a deal like this. I don’t have this property under contract yet and was hoping to get some insight from people on BP.

1940 Brick-sided bungalow 3bed 1bath with 1,125 finished sq ft. Unfinished walk-up attic and unfinished full basement. 2 car detached garage. Estate sale with no outstanding taxes or assessments that I can find.

Exterior:
Brick in above average condition
Roof needs tear off and reshingle
New gutters/downspouts
Front steps (limestone block) need redo
9 windows need replacement-average size is 28x42
Garage needs new doors

Interior:
Needs new kitchen-everything
Bathroom needs updating
Refinish hardwood floors-in good shape overall
New interior doors
New paint throughout
Update interior hardware, fixtures, etc

Basement:
Damp-due to poor/nonexistent gutters/downspouts
Clean/paint
Install washer/dryer hookups

Mechanicals:
New HVAC needed but duct work looks sound
New water heater needed
Replumb, all galvanized-pretty straightforward plumbing job
Electric was upgraded to 100 amp breaker service approx. 20 years ago. Some updates needed.

Well-kept working class neighborhood. Realtor pulled comps suggest a reasonably conservative ARV of 75,000. Estimating rehab and holding costs with the help of a contractor whom I trust in the 25,000-30,000 range. If I were able to get this under contract at 20,000 do you believe it would be attractive as a wholesale? Any thoughts or suggestions welcome. Thanks!

I'll see if I can link to a few pictures:

http://www.biggerpockets.com/galleries/show/13568