My possible first self storage deal

[Jerrmarco Rhodes]

Hello all. I am a newbie to commercial real estate investing. I am focusing on self storage units and have come across what seems to be a good deal but I need some help to analyze it and make sure its solid. Thank you very much for your help. Here goes:
289 Units Gross Income:$255,850 NOI: $177,694
Price: $1,850,000
Building Size:40,340 SF
Price/SF:$45.86
Cap Rate:
9.60%
Occupancy:92%

Purchase Details:
THIS PROPERTY CAN BE PURCHASED THROUGH A LEASE/PURCHASE DUE TO THE OWNER'S CURRENT LOAN. IT IS A LOAN THAT HAS A HIGH PRE-PAYMENT PENALTY. THE OWNER WILL ALLOW A QUALIFIED BUYER TO TAKE FULL CONTROL OF THE PROPERTY AND LEASE IT FOR THE REMAINING TIME IN HIS LOAN. THE PROPERTY WILL CLOSE OUT IN JUNE OF 2010. Also this property has 2 managers.

I think this is a good deal but I am a bit confused by the High Prepayment penalty. And also, what would make me a qualified buyer in this case. Since its a lease option , I don't need a down payment. Is that correct. Thank you very much.