You could structure the deal with seller financing to bridge the gap.Possible offer structure:-Purchase Price: $170K - closer to actual value-Down Payment: Low or zero down to conserve cash-Interest Rate: 3%-5% - or better yet, 0% if the seller will agree-Monthly Payments: Interest-only or deferred until the sale-Balloon Payment: Full payoff in two years when you sellIf he wants $200K, you can still make an offer of:-$170K purchase price + $30K as a second lien due at closing-Seller carries $170K at a low interest rateHe would feel closer to his number, but you still keep within reasonable investment limits.2.

I got a new insurance policy at a higher rate.

We refinanced and cashed out all our renovation budget plus $5,000 and actually kept monthly payment the same as rates had dropped.

What cap rate is the selling asking?

interest rates and prices are high and people are contorting themselves into pretzels to try to buy. 

What is the interest rate on your student debt? 

In this market, I would not finance a first time flipper at 75% profit split because the profits and success rate is lower than the last dozen years.  

There are other suburbs that you may be able to do it in but its not going to have the booking rate you're looking for.

When you sell a property that has been depreciated, the IRS requires you to "recapture" the depreciation deductions, taxing that portion of the gain at ordinary income tax rates.

Unsecured personal debt is often from institutional sources, but at rates of 9-20%, fully amortized over 3, 5, or 7 year terms (not interest only).