Opinion on off market deal in Tucson

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Hey Arizona bigger pockets. I found an off-market deal with a lot of potential opportunity and I am having trouble deciding what direction to go. 

My deal points are:

• 9 units
  • 1 House (3b/1b)
  • 8 Casitas (1b/1b)
• Rents 
  • $350 for the Casitas 
  • $850 for the house 
  • Electric Billed Direct
  • Water, sewer, and trash included in rent
• Lot looks to be permitted for four additional units (need to verify) 
• Property taxes $3200 per year 

The sellers are older, retiring, and have not kept the best financials so I am working on projections right now. Any opinions are welcome. What would you do?