I need some help/guidance on a FSBO Multi-Family deal

[Diego A.]

Hey everybody! This is my first post outside the "New Member Introduction area" but I have several question for a deal I am trying to set up. This deal is the reason I stumble onto BP, so the research already paid up!
This is the deal (I am going to work with some approximations and a factor for respect to the owner)
Price - $660K (it is negotiable)
Units - 16 units with space for 8 more (two buildings - one newly built and the other one newly remodeled)
Target renters - low to medium income
GRI - about $11K per month and $130.7K per year
Vacancy - I assume a 10% vacancy loss however the property is fully leased
Operating Expenses - $3.7K per month and $44.6 per year. This includes: Advertising, Utilities, Insurance, Landscaping, managers fee, Taxes, etc. This has a lot of overestimations for the expenses.
NOI - $6.0K per month and $73K per year
Monthly Payment (PI) - $2.8K and PITI - $4.4K based on a 5% interest with an amortization of 30 yrs.
Base on this analysis CF - +$3.3K per month and $39.1 K per year
This yields a cash on cash of 29.7 %
and a income to debt ratio of over 2.1.

Base on this numbers this deal looks great! However, I am concern about some things:
1) With this NOI the cap rate is about 6% which is really low for a class c+ property and the area. Which means that if valuation is done with the higher cap rate, this property will be worth a lot less than the asking price even when the number work. So it will affect financing.
2) The tax office only value it at about 30% of the price is this a red flag?
3) What financing options can I get and how do I reach them? (I have done a smaller deal, 4 units, before so this is new to me) Especially because I don't think I can qualify for such a price just by myself but I think the property can cover it.
4) How can I make sure everything is in order? The owner acquire the property only a year ago and I am not sure what to think about the owner's paper work (no schedule E or proper files for units).
5) I am basically starting out so I was thinking about raising some capital for the downpayment. Is that something I can do or does the money have to season like a residential deal?
6) What steps can I take to ensure everything is ok in a FSBO property?
7) Any other suggestion or info I should try to get?

Thank you for the help in advance (sorry about such a long post but I read that if we want to ask for help we need to include as much info as possible. Also if this is posted in the wrong place please let me know. I am trying to make sure I don't break any of the forum rules)