Is this a reason not to accept a deal?

[Tyreese Gadlin]

BP Friends, I believe I have come upon a pretty good opportunity and I am just about ready to take my first real big step. My question is; I am looking to by a commercial property 10 unit apartment, but the seller does not have a profit or loss statement and is not willing to go back and do her books, she does have 3 year tax statement. Is this a reason not to take what I believe to be a great deal?

10 unit apartment complex with additional community room that includes 2 restrooms, coin laundry, and an office area. Outstanding rental history. These 1 bedroom units offer an over sized bathroom and double closets. Owner pays monthly water and each tenant pays their own separately metered

Asking price 320,000

Monthly Income: $4,890.00	Monthly Expenses: $3,731.69	Monthly Cashflow: $1,158.31	Pro Forma Cap Rate: 9.45%
NOI: $30,236.40	Total Cash Needed: $96,000.00	Cash on Cash ROI: 14.48%	Purchase Cap Rate: 9.45%

Purchase Closing Costs:$6,000.00
Estimated Repairs:$10,000.00
Total Project Cost:$336,000.00
After Repair Value:$320,000.00
Down Payment:$80,000.00
Loan Amount:$240,000.00
Loan Fees:Amortized Over:25 years
Loan Interest Rate:4.700%
Monthly P&I:$1,361.39
Total Cash Needed By Borrower:$96,000.00

Total operating expenses:	Mortgage expenses:
Vacancy:	$342.30	Repairs:	$244.50
CapEx:	$342.30	Electricity:	$350.00
Water & Sewer:	$400.00	Insurance:	$200.00
Management:	$391.20	P&I:	$1,361.39
Property Taxes:	$100.00

ARV based on Cap Rate:
$755,910.00

All advice welcome. Thank you in advance!

keywords: multifamily, duplex, triplex, mfr, property management, finance, sale, buy and hold, house hacking, flipping, investing, investment, tenant.

[Tyreese Gadlin]

@JD Martin Thank you for your response. That is also what I thought, but this is as close as i have come to actually getting a deal. I am getting those first deal jitters and trying to avoid as many mistakes as possible when all I have to do is reach out and ask and there are great, knowledgeable people willing to help.  At least on here.