STR Duplex in Tennessee as a 1st purchase?

[Josh M.]

I'm connected with a Duplex owner that wants to sell a house that has a 3/2 and a 2/1.5 in it.  It's in Fountain Springs TN.  It was appraised recently for $260,000 and they are asking $265,000, but she said if an offer is made, she may take it.  It won't be on the market until after January and as far as I know, I'm the only one asking about it.  They are older and don't want to deal with it. 

For LTR she said she gets $950 for the larger unit and $850 per month for the smaller unit.  

I'm interested in getting into STR and I thought being able to have 2 units under one roof as my first would be a good idea if possible.

I also could probably turn it into a 5 bed/3.5 bath relatively easily if that would make more.  

This would be my first deal, I'm not quite sure how to figure out if this is a good deal or not for an STR or even a LTR.  I'm checking on Airdna, and Rabbu, but I think the OR may be inflated.  

I haven't been inside it yet, but I'm a bit familiar with the neighborhood and the homes are about 50 years old.  It looks like it needs paint and hardwoods refinished from looking into the window.  

What would you to do make a decision on this?  If you need any further info, just let me know.

Thank you for the help.