Should I buy this commercial real estate property?

[Paul Paquin]

Should I buy a commercial property in New Windsor NY? Here are the details:   

-3 tenants, of which 2 of the tenants occupy multiple offices. The kitchen remodeling store occupies units 101 and 102. Hair salon occupies unit 100. And a doctor occupies unit 200, 201, and 202. 

This info was provided by the bank:

address: 

1124 Route 94, New Windsor

Purchase Price- $599,000

INCOME

Gross Rents $88,664

Add: CAM Reimbursement $11,478

Total Gross Income $100,142

Less: Vacancy & Credit Loss @ 7% $7,010

Effective Gross Income $93,132

EXPENSES

Real Estate Taxes $18,500

Utilities $28,000

Total Expenses $46,502

Net Operating Income $46,630 $46,630 $46,630

Annual Debt Service $36,628 $28,176 $34,997

(See below)

Cash Flow Surplus $10,002 $18,454 $11,633

DSCR 1.27x 1.65x 1.33x

Annual Debt Service

Option 1

65% LTV / 35% Down ($213,850)

Loan: $397,150/ 15 Yrs / 4.57% / $3,052 P&I $36,628

Option 2

50% LTV / 50% Down ($305,500)

Loan: $305,500 / 15 Years / 4.57% / $2,348 P&I $28,176

Option 3

75% LTV / 25% Down ($152,750)

Loan: $458,250 / 10 Yr Term/ 20 YR Amort /

4.57% / $2,916.46 P&I $34,997

Alternatively, every year they have a delinquent property tax sale where the deeds get sold and you can get a poroperty for really cheap. I found a few offices that will be getting sold due to delinquent property taxes at this year's auction which is in about 60 days from today. Should I buy this office above, or wait and try to get a better deal at the delinquent property tax sale?