Need some first deal advice ASAP!

[Account Closed]

I would like some input on a duplex I am looking it.  It looks like it could be pretty good, but the caveat is I have very little room for negotiation it seems, and it's a little more than I wanted to spend on my first property.

3 bed, 3 bath units, two car garages, ~1400 sq ft with a giant unfinished basement.  Units are 9 years old and are in very good condition.  

Asking price: $219K
Taxes: $5600
Insurance: $1500 ish
Tenants handle lawn care and pay all utilities themselves.

Both sides are rented for $1150 each.  One is a single 53 yr old woman with no pets who travels a lot.  The other is a couple with one kid (15 yrs old).  Great neighborhood and school district.  A sort of up and coming area, if you will.

The property has been on the market 9 days and has seen a lot of activity.  Someone even threw them a cash offer and they rejected, so I assume they low balled it.  I have asked the realtor to get me some comparable sales in the area.  I think 220K is inline with the area though.  

Based on the information I know, I don't see them dropping their price much, if any.  I always read, "money is made when you purchase the house".  So, I am hesitant to buy and feel ripped off.  But it seems like these would be great units.  It's at the tippity top of my price range however.  It would be about $55K cash when it's all said and done.