is this a deal?

[Lance J moore]

so I'm currently negotiating a possible deal with a ms who's  getting old and wants to leave the wife with something so here it is a duplex 2bd 1bth both units occupied with brand new leases. The building is in a war zone area. I did my numbers and came up with a fmv of 23k so i was able to talk seller down to 12k from 25k...rent  is currently 425 a month my plan is to wholesale it as is investment property tenants pays all utilities  except water and sewage. Need opinions and suggestions from you all... thanks