Seller Financed wholesale deal need advice!

[Dante Williams]

Im back at it again! After multiple attempts I think I found my niche. Here is the deal. Owner wants $22k. property needs 80-100k in repairs ARV 140k. The numbers dont work for a cash deal but here is how I negotiated. 11.5k at close this gives the buyer back what he paid and allows him to pay half of the back taxes. 10.5k in installments of $300 a month for 35 months zero interest and no payment for 45 business days(62 calendar). Property is a 2 flat total of 5 beds 2 baths, but has a unfinshed garden apartment below grade. after rehab rental income would be $2200 if garden unit is converted. total debt service is $900. annual rent of $26,400 -debt service $10,800=$15,600. After subtracting operating expenses then calculating cash investment of end buyer. The cash on Cash return for the first year is 63%! What do you guys think? Is there anything I should watch out for or pay close attention to? This is my first seller financed deal.