4plex that is over priced!!!

[David Thompson]

Found a 4 plex in my local paper today $240,000

Called the owner and she seemed like a sweet old lady ready to retire

3b 1 bath - 550

2b 1 bath -500

2b 1 bath 500

1b 1bath 420 

total - $1970

tenants pay there utilities

They were willing to owner finance, but I did not care much for their 10 year term 5 year ballon at 5% with 50% down payment. 

I looked the deed up and seen they purchased the property for $43000 back in 2000. Other 4 plex units go for under 100k in my area and under 200k in a larger city north of me. 

How should I go about putting in an offer at 100k without offending the owners and also not losing the owner financing? The property is turn key, with all 4 units rented (according to the owner). 

Thanks, 

David Thompson