Need advice for first hard money loan

[Dustin Wade]

Investment Info:

Single-family residence fix & flip investment.

Purchase price: $100,000
Cash invested: $20,000

Please help!
Trying to buy my first investment property
My partner purchased this home with $10k down and we spent $20k rehabbing it. We lived in the house together as we fixed it up, this was our 4th fix and flip. Everything was in my partners name and he passed away in October. I did most of the actual remodeling. His daughter came in an deeded the house back to original owner and left me with nothing, legally I have nothing invested in this house but sweat equity and I was not blood.

POS, Slumloard, owner is offering to sell me the house for $120,000. Right now I'm living in the house, paying rent. I know I can have this home appraised for $200k min once I'm done with it. I have 75% material already and only need $30k to finish and need 10k for down payment, Should I get a hard money loan for $40k to buy and finish the house?