New to the rental property investment, any help is appreciated!

[Minsu Goo]

Hello! newbie here, what a great forum with lots of info!
So long story short, I've been looking into buying a rental property.
Found a property that looked promising but nowhere near 50/2 rule.
Not really showing much of cash flow.
If I apply 2% rule, then it should be significantly less than what seller wants.
Sellers' argument is that expenses were higher last 2-3 yrs or so for repairs and
these are non-reoccurring expenses, like siding, windows and doors.
Also rents are pretty low compare to the market.
Should I pay more than what the 2% rule projects?

btw, what's the difference between 1% and 2% rule?