Negotiate closer to $170K with creative financing is your best bet. 

I don't have a ton of cash right now so figuring how to do it all creatively is definitely in my priority list.

Regarding BRRRing OOS - it can be very dangerous:(Too many newbies take contractors and agents at their word, when "trust, but verify" is extremely important.Given you're in Chicago, would recommend you plan 2 trips for a BRRRR:1) Initial walk-thru with contractor(s), which you should video for documentation & accountability.2) Final walk-thru BEFORE paying out final amounts to contractor(s). 

I would love to know more about creative financing successes you have had.  

Anyone have any creative financing ideas?

I have seen his videos on youtube, Mr.

From there we identify properties that could have some potential and if you are interesting in diving deeper, 1) we do a thorough video walkthrough to give you a realistic look of the property, 2) we give a ballpark estimate of rehab costs (we do 40 a year with our GCs o we will get pretty close), 3) we talk through market rent with our property management team, ARV, and potential highest and best use.Ideally you find great investor agents who know their market really well and have a network of resources to provide you with enough confidence to take reasonable action. 

From there, I try to figure out why this house isn't selling, and if I'm still interested I'll make an offer at a price that works at my numbers.Other than that, yes I think it is a great idea to dig deeper into more creative methods of finding deals - wholesalers, direct mail, door knocking, networking, etc.

While BRRRR works for scaling, explore turnkey rentals or creative financing in cash flow-heavy markets to accelerate growth.This post does not create a CPA-Client relationship.

There are tons of articles and Youtube videos to help you with setup and monthly management.