Deal or no deal???

[Eric R]

I am looking at a quad in my area. All 2/1s with w/d connections. Building is all brick. It is currently a short sale listed at 200k. 2 units are currently rented for 700 each. The other 2 should command the same. Roof & Hvac are 3 years old. One unit could use about 5k in work. I'd estimate taxes at 3k.

My situation: Perfect credit (mid-high 700s), 11k in cash. I don't think I would qualify for conventional financing because of DTI. I own a house and condo(rented).

I'd like to make an offer on this but am concerned about funding. I know 11k is not much and would like to keep it as a reserve. Any suggestions on an offer price that a HML or private lender would work with me?