7 house deal

[Bill Turner]

Hello all please help. I have 2 townhouses and fairly new to investing I have been offered a off marker deal of 1 3/1.5, 1 4/2 and 5 1/1. Have a few thousand deferred maintained on each unit. 4 long term HUD tenants others are leases to students. Total rent 3900. C area. Near colleges. They said 235k but seem motivated Thinking of offering 165k. Repairs would bring to 1850-190. Have seen their llc tax paperwork for 2 yrs. 50 percent rule is spot on. Am I offering too much?