How to analyze? 10-Plex or 5 Duplexes

[Dan Grieve]

I found a property on the MLS advertised as 10 units, but it is actually 5 duplexes, each on their own property, being sold together. They were all built in the same year, have the same floor plan, construction, size... the only difference is the lot size and county tax amount. 8 are occupied, 2 empty. I think the empty duplex needs some work. I am going to meet the seller's realtor tomorrow and take a look inside the empty unit.

Do I analyze this as a 10-plex, or as 5 duplexes and then add it all together.

Do I make the offer as if it is a 10-plex, or itemize each duplex and add together?

How would the bank see this for financing? 10-plex (commercial loan) or 5 duplexes (private loan looking at my credit)?