Assuming a note on seller financed deal

[Account Closed]

I'm looking at a deal with 13 total single family rentals. The note is being carried by the previous seller and payments being made by current seller. The properties cash flow about 40k a year. We would be assuming the payments with little out of pocket. My question is while the return would be good with us paying little out of pocket, if the loan balance is greater than the value of the properties which I suspect it is, (we are soon to find out loan info) is it still worth doing the deal because the seller wants to get out from under deal and we would get favorable terms even though we would technically be underwater?