Removing CapEx from expenses

[Abraham Anderson]

I'm looking at a 60 unit property; between the pro-forma and the tax return I received for 2016, there's a 52K discrepancy. I contacted the listing agent who informed me that, on the pro-forma, they removed the 2016 CapEx costs (roof & HVAC replacements) from their list of expenses.

The NOI is already much lower than this property should be at, mainly due to a large number of vacant units (A husband/wife built and managed them, the husband has been sick and recently died, so the property has been mis-managed, the elderly wife wants to get out of them and move to Florida), should I base my offer off the "actual" NOI including CapEx costs, off of theirs, or somewhere in the middle?

One last note, the vacant units are rent ready, so if I acquire this property, task #1 is filling the vacant units.

Thank you.