Worcester Off Market Deal

[Nick Noon]

I was presented with an off market 2 family deal that I am analyzing in Worcester, MA

1st floor is a 3 bed/1bath, 2nd floor is a 2 bed/1 bath with possible expansion into the finished attic to make it a 3 bedroom.  Utilities are all separated, the house need some updating but no major Cap Ex in the very near future anyway.  

After some negotiation, he is willing to take $330k for the property as long as we delay closing for a month in order for his sister who is living there to find a new place.  

I guess my general question to the Worcester investors out there is that I run the numbers and its still pretty skinny. I figure I can get $3200 to $3400 total for both units, the mortgage would be around 1700, taxes around 420 a month, throw in some rainy day money for repairs and cap ex and im not looking at a crazy cash flow or ROI. However, I feel like you can't really find a two family in Worcester for that price in this decent of condition. So even though the numbers aren't great, does it still seem like a good deal...maybe a 6 month flip? It's hard to find a rental property in the low 3's anywhere in the greater Boston area it seems in general.

Would appreciate any general advice.