Offered $135000 cash for duplex using hard money lending and property doesn't need much maintaince may be around 5k and with the conservative ARV of $175000. Average rent should be 800-850 per unit.

Looking for suggestions as well if it sounds a decent deal?

And also if anyone aware of small banks or lenders who can do cash out refinance for rental done through BRRR in fortworth area as early as possible ?