My Potential First Deal. Would You Take It?

[Brady Hurs]

I'm learning about investing and want to purchase my first property. 

My mom has a property that she desperately wants to get rid of. Here are the stats:

• Small 1 bed, 1 bath on 1/4 acre 
• Needs about 3,000 in rehab
• Currently renting for $500/mo
• She is offering to sell it to me for $30,000 (what's left on the loan). Worth about 40-45k (future leverage for next investment?). All in with closing costs and repairs= 36,000
• It's in a flood plane. Stats show it's only flooded there once in 127 years. 
• ROI= 9% with the $500 rent (even with the flood insurance).
• Good government jobs and schools in the area. Low crime.
• I can't take over the loan because the house is in her ex husband's name. I can pay cash. 
• When it was not rented, she was trying to sell it with no luck. 

Would you take this? I'm not going to make an emotional decision because it's my mom. I'm going to stick by the numbers.