Baltimore BirdDog Deal? Or Wholesale?

[Renee Pie]

I have a seller that has a 2900 sq ft house in rough shape. 4br/3ba.

He's priced out the repairs at 45K if he does it mostly himself. He's imagining a REALLY nice house when he's done. I'm figuring 60K for a pro to do the rehab to a GOOD house at the end. (Haven't had an estimate done yet)

Comps in the area are right at 200K. My on-the-safe-side number is 180K when it's finished.

Rents are 1000-1300 in the area.

He managed to get the state to assess it, as-is at 65K.

He's asking 50K.
He bought it in March for 35K from HUD.

I'm happy to hand this off for a birdDog fee. Or, woud I be a fool to not get it under contract and wholesale it?