Deal Review: Should I take it or not?

[Christian Walker]

So I am interested in this house with two units on it. The seller wants 48k for it and it is appraised at 60k now. The front house is pretty much ready to go, just needs a little paint in the kitchen and I can get $1200-1300 p/m but the air conditioner will go out in about a year which will cost around 8k. The back building has soft spots in the floor and needs to be totally redone, I walked through with my contractor and he said that was about 3k to fix. The back building can get $700-$800 p/m. 

I want to BRRR it but I don't know if I can get the appraisal value up much more. After the refi I wont be able to pay the fix and flip loan fully off, but I want to keep it because it has great cashflow.

What would you do in this situation?