Please help me analyze my first rental investment (house hack)

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Hello everyone, 

Can I please get some help analyzing my first rental investment? 

I'm looking at this duplex built in 1915 located in one of the nicer sections of Hamtramck Michigan. (I'm very familiar with this area) Each unit has 2 bedrooms and 1 bathroom @ 700 sqft each. It seems like it has the potential to be a decent house hack where I can live in one side and rent out the other side, but I am analyzing it as if I were renting out both units.

Here's the overview:

• Seller accepted my offer of $90,000 (they were originally asking $95,000)
• Similar sized duplexes rent for around $1,500 total ($750 per unit)
• The total gross rent would be about 1.6% of the purchase price.
• I can get a conventional 30 year loan @ 4.5% interest, with a 5% down payment.
• Mortgage payments with PMI would be around $469 according to mortgagecalculator.org (not including taxes or insurance)
• Using the 50% rule of thumb to estimate expenses, I might be able to cash flow around $140 per unit.

Here's what I found out when I went inside:

• There are 2 new forced air furnaces.
• Updated pex and PVC piping.
• Updated electrical wiring with separate panels.
• 2 old corroded hot water tanks. One tank wasn't connected to any gas line for some reason, and the other tank appears to have been stolen because it has a sticker on it that says "Approved by the city of Lansing" and we are not in Lansing... I guess you could say it's a "hot" hot water heater ;)
• The duplex only has 1 gas meter for both units.
• 3 layers of roofs! The original Cedar shake shingles + 2 layers of asphalt shingles on top... I don't think this is legal, and I may run into some home insurance issues because of this? However, the newest layer of shingles only looks a few years old. Maybe it will last another 8 years before needing a tear off? I'll have to save up for that every month.

I estimate the cost to replace those 2 water heaters, run a new gas line, and install another gas meter might be $3,500 - $4,000 including labor... And then the roof tear off and replacement would be at least $8,000 or more... My agent recommended me to reduce my asking price by 6%, bringing it down to $84,600. Even if the seller accepts this lower offer, do you guys think this is still a good deal? Should I jump on this, or run away?