Over leveraged motivated seller, dead deal?

[Christopher Carr]

Hello, I am currently in the midst negotiating my first potential deal and would like to get some input on which creative REI technique would best work for this situation. The home is 2,755 soft, great area, great schools, and the seller is very motivated. The numbers: ARV: 200-210k Current mortgage: 160k Mortgage payment: 740 Tax per month: 151 Insurance per month: 75 Market rents: 1200-1500 Repairs: 20k I ran the numbers on the BP calculators to double check and as I was suspecting, it's over leveraged and can't seem to make any method work. The monthly expenses would eat up all the monthly cash flow and there is obviously not a large enough spread to flip it safely. Would a subject-to assignment somehow work if I offered to take over the payments and then assign that contract to a buyer? I'm still learning the subject-to method so I may be completely wrong. My gut tells me to follow up with the seller once they've paid down the mortgage a bit more. Anyways, thanks for reading and sorry for the long post.