Motivated seller. Offer help

[Steve Wolfrey]

Hi, 

So I have a deal that I am looking for some guidance on. Duplex (1st floor retail, 2nd floor 2/1 apartment). Seller is putting off the vibes that they just want to get rid of the property but aren’t going to give it away. Current list price is $400k. Needs approx $30k in rehab. If total Projected rents are $2700/mnth. Taxes $3600/yr. What would you offer if you wanted it to cash flow with a standard down payment? Numbers don’t work without low balling but figured I would ask the BP crowd to see if I am missing something. Any owner financing ideas to make it cash flow?