Selling flip with significant price increase with little work done.

[Daniel Fisher]

If I buy a house at a significant discount and do very little work, what problems might I run into when I try to sell again at market value within a month?

Here are the numbers:

ARV $185,000
Repairs $11,000
Purchase Price $70,000

This house is in probate and has not been on the MLS.

Does anyone have suggestions how to circumvent any issues that may arise with appraisals or lenders trying to nix the deal?