4-plex rented below market. Is it worth it and what to offer?

[Jessop Adams]

I am looking for my first deal and currently looking at a local 4-plex, all 2 bed 1 bath listed for $175,000. From my realtor contacts and market research I think the market rent is between $550 and $600 for this type and quality of units. Two of the units are vacant, but the other two are leased at $400 with one expiring in 6 months and the other expiring in 11. Without getting into the weeds on expenses and financing, but using conservative figures based off sellers numbers, I am reasonably confident in its ability to marginally cash flow at $550 at a $165,000 price, but it would be a negative cash flow in the first year with the two $400 units. Any ideas on what price to offer or creative solutions in making an offer seem more attractive?