Finally a good deal... ?

[Michael Lerch]

I have a home in decent shape. Seller is motivated and wants to sell by the end of the month. He has about $4.7k in property taxes, and he'll borrow money from a friend to pay the oldest tax to keep the property, but would just rather sell by the end of the month.

comps are 60k range
Avg rent for area is $800 on rent-o-meter
taxes at 4.7k (included in price)
not sure what to estimate for repairs, but it could use paint, carpet cleaning, new toilet, and new lighting in partial finished basement.
Asking $38,000 obo

What do you think?