Two Family-to buy or not to buy? That is the question

[Michael L Schein]

Two family with tenants. A three bedroom and a four bedroom. Seller asking $289,000. We countered at $260,000 waiving inspections. Seller countered at $270000. Rents are $1300 each. Cash flow of about $600 total. Units need work but wouldn't really raise the rents much if you fixed them up. You might get $1500 at most. Also probably not going to appreciate much. So, do you buy just for the cash flow? Tenants want to stay and really don't expect any improvements to be made. Thank you!