SUB 2 and little equity, seller extremely motivated

[Christopher B.]

Hello BP,

Its been a while since i posted on here. Between the last time I did and now I became a licensed realtor and continue to focus on R.E. investing. I came across a very motivated seller who is currently looking to sell his 2 fam rental that is currently occupied. Reason being he is relocating to another town here in NJ and is going through a shortsale for the  single fam home he currently is occupying (not the subject 2fam rental i just mentioned but a whole other transaction)  and wants to sell immediately before looking to buy/rent somewhere else

Also seller wants to make sure he walks away with atleast 10k profit and i want to make atleast 5k. I'm also aware of risking due on sale clause

ARV for property is 185k-195k

outstanding mortgage of 165k

rent roll currently at 2500

Property is in good condition, could use some fix ups

Seller is desperately trying to sell as soon as possible...i know there is not enough equity in the deal to wholesale but the thing that always confused me about sub 2s were the down payment that the buyer has to put down.

if im correct downpayment should atleast be enough to cover 10k for seller, 5k for me as well right? then what would be the purchase price for said buyer

Worst case scenario i told seller we can list on the market which he wasn't against, but he is very motivated to sell asap and im tired of passing up sub 2 deals all because they seem more complicated than i'm making them out to be...

Any advice or or input on buyers end process would be greatly appreciated!