[Calc Review] Help me analyze this deal

[Matt Hurley]

Hey BP crew, I need advice on negotiating my first potential off market deal:

• SFH, will rent for $2,100
• Comps @ $330k after a lipstick fix up (max $5k in paint and a little carpet)
• Property will only cash flow if I have a total mortgage of $192k-$200k 

That's a big gap to cover. What I know about the seller/property:

• Rentals fill in less than a week, properties in this area regularly sell for 10% above asking price with 8 offers
• The owner wants "as much cash as possible" out of this deal to assist in buying their next house
• They inherited the house and they're selling because they hate being landlords. Attempted to rent the place out but evicted 3 people in 2 years because they don't know how to vet tenants properly
• There is a mortgage remaining of about $80k

I know I'd be swimming up stream on this negotiation, but let's do a thought experiment: how would you approach this deal? My  current hit points:

• $5k in in repair cost
• We'd close using my private money and hard money contacts, so no commissions for her to pay, much lower closing costs. 
• Her tenant's lease isn't up until August, I could close now and inherit their tenant
• I'm funding with private money, so closing in a few weeks vs. trad buyer taking 2.

I've already presented a seller finance option, but it sounds like she wants more up front cash. Thoughts appreciated, thanks crew! 

[Jaysen Medhurst]

@Matt Hurley, I don't see how this is a deal in any sense. The property needs little to no work, there is high market demand, and the owner doesn't really have a deadline. Sick of being a landlord, sure, but going to take $80-100k below FMV to wait a few more months? That's unlikely.

Furthermore, comps put you way below the 1% rule, so why do you think this will be a good investment? What are you seeing that I'm not seeing?