Best way to go with this one?

[Stephen Gailey]

Out of state owner, willing to do sub2, but Im wondering whats the best easiest route to go in Pa, sub2, or contract for deed. Ive done some flips but I plan on holding on to this property long term. 

Deal info: 4/1 that needs some work, but nothing major that I cant do myself except electric. Quoted 6.5k for complete rewire. Willing to sell for whats owed, plus giving me 5k cash. ARV is 40-50k, loan balance is 23k - 5k cash = 17k actual price. Loan has 52 months left on it so its all principle at this point pretty much. $447 p&i, taxes are 1800 and Ins isnt escrowed.

Since theres only about 4 yrs left on the loan, which would you do, take it over sub2, or just do contract for deed. I plan on renting it out. Seller knows all the plans and is open to whatever we want. Hes not behind on anything, has perfect credit yada yada yada, just wants out because previous tenants of 10 yrs destroyed it, in his eyes anyway. Alot of it was brand new when he rented to them so seeing it like it is broke his heart, and hes 5 hrs away.