The deal emailed to me has a $27k assignment fee baked in

Zero weight on both. The ARV in a blast is marketing copy written by someone whose fee gets bigger when that number gets bigger, and the rehab estimate is usually a figure that makes the spread look reasonable rather than a scope from a contractor who walked it. On land I treat the acreage and the access description in the ad as unverified until I've seen the survey, and houses are the same principle with more line items.

On your real question, deals do reach lists with margin left, mostly the ones the flippers passed on because the numbers are thin for a flip and fine for a hold. Long day one vacancy, odd floor plan, a rural zip the flip crowd won't drive to. You're competing for a different residual, which means being on the list and answering fast rather than expecting the headline deal to work.

Also check whether the marketplace is charging you a buyer-side fee on top of the $27,000. Some do, some fold it into the price, and you won't always see it until the closing statement.

The $27,000 also tells you something about how they intend to close. On a spread that size a lot of end buyers object once they see it on the settlement statement, so the seller of the contract may plan a double close instead, which means transactional funding for a day or two at a cost often quoted as a percentage of the purchase price plus a flat fee, and a second set of closing costs. That money comes out of their side, not yours, but it explains why they'll defend the price hard rather than shave $8,000 to make your rent math work. Your $1,600 rent against $195,000 all in is the number that ends this, and no amount of dispo polish moves it.