3 townhomes, 1st time help!

[Spring Freerksen]

Hey I'm in South Central PA and am a new REI. I am working with my partner and we are looking to get our first deal. I'm working with a local agent who is awesome! I happened to be driving on a street near my house and it had a phone number, I called.

I ended up meeting a rental giant in the area- for one reason or the other, his property management(and he owns also) is selling some properties to downsize.

Long story short, I didn't like the house he showed me but he had a giant list of places- the list included the rental income, taxes and insurance they paid along with an appraised value that happened within the last 6 months. 

There are 3 townhomes right next to each other( Two are 2 bed 1 bath, 1 is 3 bed 1 bath), and listed as 110k, 110k, and 115k, respectively.

I can afford(my partner and I have around 62k cash for down payments and any renos) to pay for 1 place, maybe the 115k. 23k down payment plus 5kish closing. We want to leave ourselves some cash for renovations or immediately necessary repairs upon purchase.

I'd like to offer a proposal that we buy the 1 and do owner financing for the other two. 

I had said to the PM that I'd love to have those 3 houses but I cannot afford it- he said "Well make me an offer, the #s on the list we are not married to." I take this as a bit of encouragement. We are meeting tomorrow for coffee so I can pick him and his wife's brain- they are happy to help new investors. 

Can I get some feedback as to how to proceed??

[Spring Freerksen]

Originally posted by @Travis Wylie:

@Spring Freerksen was there a number that would have made sense that you could have offered?  As @Zachary Coombs is emphasizing, it's going to take many offers, often times, to get a deal that makes sense.  In this market that can become challenging at times.  

Travis,

Indeed there is a number to offer. I can list my details below so you see the breakdown.

Mortgage details- 30 yrs 4.5% and 20% down

Offer 75k(3 bedroom 1 bath, 1000 sq ft, 1 car garage, 3 stories) 

Mortgage- 304

Taxes + water/sewer- 278

Maintenance (10% of rent)- 80

CapX(5% of rent)- 40

Vacancy(5%) - 40

Insurance - 40

Total- 756

Rent-800

Monthly profit-44

Cash on cash return- 2.84%

As you can see, the return is a bit low, especially since the rents there cannot be raised much higher. Maybe 50 to 100 dollars but that is pushing it. Obviously offering 65k would be a better return, 7.2% but I am not sure this is the right first place for me. Not only that, the 2 other townhomes in the row are only 2 bedrooms.

what do you think?