Deal Analysis question for Commercial property

[Jenny Gremillion]

Commercial property listed for $245k. Current tenant is a small school and is willing to sign a 5 year lease with me for $2k if I buy property. Tenant believes owner will take $200k for the property. Just needs exterior paint and new floors- probably $10k. All in I'd be at $210k. Financing (BRRR Strategy so cash out re-fi) would be 20 yr at 5.75%. Thoughts? We have only done SFH rentals- this would be our first commercial deal....