Good Deal? Your thoughts?

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Property details: 4 units 2 bdrms each, each unit is being rented one resident has been there since 2002 others have been there at least 3 years or more. Newer roof, newer Windows, good curb appeal, good furnaces and water heaters. Seller is asking $40 but will accept a lower offer. Estimated appraisal between $75k and $95 Your thoughts on me moving forward with this deal. I plan to wholesale it as I'm not handy and could use money to fund my future investments. Thanks