Is this a good deal for 5 properties

[Adam Humphrey]

Hi everyone, Found a deal where an out of state seller wants to sell 5 properties for $160k. They are tenant occupied, but I don't have a rent role yet except one. The cash flow however is approximately $3,215 (that's including management fee of 10%). The Arv for the houses range from $40-$60k. So total for all five houses could appraise/sell at retail for about $220k. At $160k for all five, that's approximately $32k per house. The seller said he would take $50k down and hold the mortgage for five years (don't really prefer this method bc I'm not advanced in owner finance strategies and seller is not local, hence he coul take the $50k and run) I more prefer just going through my local lender and buying them with the 20% down at 7% for a 20year amortization. Is this a good deal, and or what would be better terms for me and strategy (owner finance, or bank loan). Thanks for your help BP.