@Eddie Quirk So if it was in GOOD condition, you would stand to make $75,000 gross profit.  ($160,000 sell price - $85,000 acquisition price).However, you have all sorts of expenses - and I'll just guess at your costs below. 

What condition is it in? 

Generally, you would only be forced to sell, if you had gotten into financial trouble in another area and needed to get your equity out of the property as a life raft.I don't know what your market is like or what your financial situation is like. 

The property was built in 1984 and is in good condition interior and exterior.

In order to get the ARV, what if the only comps you find all needed work to be done and all of them were in a bad condition so they sold at a low price, then how do you figure out the ARV of your property?

Mostly seasonal wind energy/ oilfield workers, and seasonal school teachers have been previous renters.Sweat equity for bathroom to be completed by myself (10 year unIon carpenter in my former life in Southern CA) total materials $1091.84.The (3) appliances are $1645.

When you ready conditions might be so much different than it is today. 

I am happy to owner financing, not needing money at this point of my life.

You're able to observe that the building is brick, and the exterior appears to be in good condition.

Terms/conditions obviously wont be good as a Fannie/Freddie loan.