Potential Wholesale Deal - Need your help.

[Matthew J. T.]

Ok, so heres the deal. I have a guy I am talking with directly, I have came to agreement with him to do 77k, according to the comps I read, off the MLS, I calculated everything the best way I could ARV shows 150k based off sq footage of various similiar comps located nearby. House has been listed for over 3 months seller says, and he is looking to get out ASAP.

So I am meeting with him tomorrow. And so this is what the deal looks like according to comps.

3 bed 2 bath 1400-1500sq feet
ARV: 150k
Repairs 10-12k Id say the most, (Nothing major has new roof, updated kitchen, tile, appliances)

Seller owes 55k..

However here is where I am lost.. Recently price on MLS has gone down to 86k , so do I have to match the price of the MLS or can I put it under contract for a little more so I can make money out of the deal? Will my buyer find out it is listed on the MLS for cheaper? And turn down my offer?.. OR should I just have seller cancel listing, so that it won't be showing to my end buyer?. Seller states he can cancel listing anytime, is that smarter for me to tell him that? By the way this is FSBO not an REO, and I am working directly with the seller, I had his number prior to seeing it was listed.