Assignable Triplex questions? (Is it worth it?)

[Rodney Taylor]

Hello to all.

Working on a deal now with a triplex that needs pretty extensive repairs (about $25 to 35,000). Asking is $68,000 and the loan is assignable at $60,000. ARV is $109,000. The area rents for around $600 per unit. Agent is a principle (if that means anything to the deal). Offered $40,000 all cash (hard money) and I haven't heard a counter. My gut says this deal won't work if its purchased at the assignment cost due to financing structure. what do you guys (and Gals!!!) think?