My first duplex, is this any good?

[Brock Wiberg]

There is a fine line between analysis paralysis and doing something stupid. Advice would be much appreciated!

Duplex in Albuquerque. 1900 total SF, each unit 2 bd 1 bath.

Asking price is $128,000, realtor thinks he can get seller to "come down to $120,000" (I can't wait to see his face when I tell him my highest offer). Sat on market 100+ days and is currently unlisted. Both units currently under lease at $700 per. Both units recently renovated with new carpet, paint, countertops, tile. From assessor I am seeing $2480 taxes and have an insurance quote at $857. Landlord pays ~$100 per month water only.

Not sure how to proceed. I think I could increase rent to $750-$800 per but I don't dare plan on that and would have to wait for current leases to expire anyway. What should I offer? Or should I walk away and keep looking? So hard to find multi-family around here and single family do not cash flow at current market rates for rent!