Investor Pricing, well below estimated ARV - This Gem just needs a little TLC!

[T. Phoenix Howard]

With 3BR/2BA and over 2000sqft, this SFR is tucked away in a great neighborhood just east of downtown Colorado Springs. Home has hardwood flooring, a finished basement, fenced backyard, covered front porch, backyard deck, and an RV/Camper gate accessing the large backyard. Across from Fountain Park and just minutes away from the Olympic Training Center, Prospect Lake and Memorial Park.
.
ARV - $165K
Est. Repairs - $30K
(please do your own due diligence)

Offering at $112,500 for All-Cash Buyers

or

Offering at $123,500 with Owner Financing

[Jonathan Godes]

 @T. Phoenix Howard: 

If I have to get financing at $123k and have to spend $30k to get it to an ARV of $165k, then that leaves me at $153k. Take 6% out for realtor fees when I sell (another $10k) and this is a break even deal at best if there are no surprises on the rehab and you don't consider holding costs. Am I missing something?