How would you best structure this wholesale deal?

[Ulises Romero]

Need assistance negotiating here. Seller is pending divorce and their home has to go. Location is hot. I recieved two CMA reports from two different agents putting the home around 268-272k ARV. Owner owes 160k on the mortgage has basic understanding of his home's value. He want's to cash out and maximize. I offered 213K-cash, he countered with 245K. Just before I responded, I decided to come here and get some opinions. I want to offer 220K and thats my top. What other options can we create here? I can let him know that since I won't buy it myself at 245K, but I can find a buyer for him and take my assignment fee? I don't want to let this deal slip and go to some listing agent, especially when owner doesn't want to pay commissions and rather go FSBO.