Need advice on a deal

[Walter Pineda]

Hi! I made an offer sfr for 57,500 5-10k rehab cost ARV 85k in TN the seller counter:

Purchase price is 63,500

Closing on or before the 24th of October

Property is being sold as is where is.

1,000 earnest money held at title.

[Kerry Noble Jr]

too tight of a deal......I would pass....