creative thinkers needed

[N/A N/A]

25 unit Apt Bldg

Asking $1Mil

Cap Rate: (Potential) 8.50%
Price paying (Per Sq. Ft.): $ 60.77
Price per unit $ 4 4,000.00
Gross Rent Multiplier 6.62
Expenses per unit $ (2,906)
Expense to Income ratio 43.72%
Income per unit (Monthly) $ 553.86
Average Sq. Ft. (Per Unit) 724.00
Debt Service Coverage 1.37
Cash Flow (BT) $ 2 5,441.51
ROI YR.1 (BT) 11.56%

Also included is 1 house that is rented. worth 100K

Currently 92% rented
Renters pay no utils

Seller is motivated
Seller will finance @ 6%
Seller wants 100K down

Questions:

1. Is this a good deal?

2. I do not have 100K. How can I structure this deal to make it a win win?

I was thinking deferred down?

Any other ideas? Suggestions?