Before you reach out to buyers you should have the property under contract so that you can actually market the contract, not the property. I would say be conservative with your ARV and say it's worth 80k. That leaves only a 15k spread if the bottom dollar is 65k. Since the house needs work, I don't think any investor will take that deal. There's no profit for them (probably even a loss) and no profit for you. If houses in your area are renting high then a landlord may be interested. As a general rule of thumb just use the 70% rule, or 60-65% if you're wholesaling. That should give you a good ballpark estimate of what price range you should even offer. Of course there is further due diligence and budget adjustments to be made to get your final offer amount but the 70% rule prevents you from wasting your time on something that's not a deal.
As for finding buyers... if you don't already have a buyers list. Just network, call bandit signs in your area, call craigslist posts, local REIA's, google investors in your area, utilize social media, use Bigger Pockets. Typically when you reach out to them they're going to want some information on the property. The best thing to do is to build a comp package of comparable sales that support your ARV, the listing sheet of the subject property and the comp properties, tax accessor card of the subject property, map of the subject property and the comp properties, repair estimate sheet or contractor bids, terms of the deal/contract, pictures and/or video of the subject property and the comp properties.
Hope that helps!
