Help Structuring Seller Financed Deal?

[Alexander Schwartz]

Hey, so I'm looking at a property. I've estimated some numbers and they're listed in the picture. This is a non renovated 4plex in a goodish area with a 4 car garage. 1 bed 1 bath per unit with low turnover in good, not great condition. 

I want to offer $175k. They own it outright. 

They are hesitant to sell because they 'like the monthly income,' although i believe seller financing would not only benefit me but benefit them in that they will still get monthly payments from me.

Theyve owned it out right forever as it was inherited and are family friends but theyd like to retire and offload it. 

Let's say I have $10k max to make this entire deal happen. I would like a very low downpayment, decent cashflow (enough to where we both get an okay payment per month).  I'm not sure what other expenses on top of the downpayment would look like. I'd like to have a lawyer write up the final contract of course, as well as get it inspected and using a title company.

Should i balloon this? 15 Years? 10 years? What's a low but fair interest rate? 5% too low? 

I just need some offers to throw them, as i have a presentation for them.

Any help is tremendously appreciated, as my employment hasn't been long enough, i dont think would i qualify for FHA so this is my only hope for getting into REI.