Multifamily investing in Macon Ga

[Minh Doan]

I am looking at a 4 flex’s in 31217 Macon Ga. the property is in good condition, owner occupied in 1 unit and will move out after closing. It is currently rent to 1 section 8 tenant full pay by MHA. Another approved section 8 tenant will move in on 02/01and they both pay $540 a month. Third tenant has been there 3 years and on month to month paying $500. Market rent is 600-700 and it is listing for 150K. I went through couple of similar posts and learned that other investors have the 2% rent to price criteria. Is it still possible for now? The property will need some work done estimated 15K. It is on market for 50 days. Should I offer 105k?

Thank you,