BUYING DUPLEX WITH OLD AC UNITS/WATER HEATER/FURNACES.. SMART?

[Marcus Isaac]

Hello All, 

I'm in the process of purchasing a duplex. My offer has been accepted and the the home inspection was just completed. Everything is in pretty decent shape, although there are some minor things the seller will need to fix. My concerns are more focused on the two old AC units (Trane - 1996) and the old water heater (Trane - 1996) - the other water heater was replaced in 2013. The inspector couldn't determine the age of the two gas furnaces.

My question as a buyer is knowing that these appliances are in theory going to "burn out" within a few years (maybe months), how should I approach the situation? 

For reference purposes, I have a 203k loan so I can wrap repairs/renovations into the loan:

1. Try to get the purchase price lowered, so that I can have more money for renovations and use that money to purchase new appliances?  *Would only replace what isn't broken as of yet because of the type of loan I have. My thinking is to replace it now when I have access to the money instead of waiting until they break and having to dig into the emergency fund.

2. Get a thorough inspection of the appliances to see if they are in good shape or need any hidden repairs that I can hopefully get the seller to fix? 

3. Take a risk and budget for potential repairs hoping that the cost of repairs or replacement won't exceed what was budgeted for it ?

4. Other?

Thanks in advance.