What do you think? Super deal Duplex in Florida with some downfal

[Hugo Cardona]

Hey Everyone, 

I have come across a deal which seems to be good but want to get everyones opinion and if they have dealt with the following:

The asking price is $265,000, I am offering $245,000. 

it is a duplex, the 2/1 rents for $1350, and the 1/1 rents for $900. It has an oversized lot which I can rent to an RV or boat. 

The roof is pretty much at its age, 20 years, and would cost about 7k to replace. It looks good now, no leaks so instead of getting it replaced as part of deal, I am asking for deduction on price. Also, to make it livable, I would have to add about 6k in each one. it has the box AC units, and look pretty old so I want to change them to the wall mounted ones. 

In the rent includes garbage and sewer, tenant would pay for electric. 

It has really bad windows as well, which would have to be fixed or replaced. 

Thanks, 

-H