Help me structure a deal and educate me please

[Vitaliy Fylyk]

I found a few units that need some work, I'm not scared of that because coming from a construction background and I do have some people that would help me.
The owner is open to Seller Finance and is asking 165k - the owner wants me to offer him what I can pay.
Of course, I wanna offer as little cash as possible that way I could do some fix-ups.
My goal is to offer a deal that won't scare away, it's 7 units for a price of 165k altogether, 2 of them are rented at $650 and $700 a month and the rest have been rented but now are vacant because they need some work, but as the owner says it is in liveable condition. My goal would be to rent them out for section 8.

How would you structure this deal? Also, question do I need my LLC to be registered in PA, or can be anywhere?