Lucky Break or Multiplex Mistake?

[Adam Johnson]

Hi guys,

Today I stumbled upon an off market deal that has some really great potential, it's a 4 plex located about thirty minutes from my residence; the issue that I have is that the 4 plex is seperated out into both residential and commercial units...there are 3 units upstairs, all three of them are 2 bedroom 1 bathroom apartments being rented out for $500/month each, and then a commercial unit downstairs that is being rented for $800/month.  I've been pre qualified for a loan that would let me purchase a property in this price range (130 K) for a residential unit; but because the bottom level of the 4 plex is being used for commercial purposes, the loan I need will have to be for a commercial property.  

From what the seller has told me all of the tenants are willing to renew their leases, and the commercial unit is still under lease for another 2 years.  I've briefly looked at the area that the property is in, it seems like a pretty quiet spot with low crime rates.  Because this is an off market deal, is there any advice that you guys can give me as far as what I need to look out for?  Do I need to see some kind of paperwork that verifies the rental rates are the same amounts that the seller says they are?  Should I find a real estate agent to help facilitate the deal and the closing?  I'm supposed to check out the property tomorrow; if everything goes well this has the potential to be a really great first deal; but it could also be a money pit if I'm making a mistake...any advice would be appreciated!