1st Deal - How Low To Negotiate Price?

[Paul S.]

First deal to get my feet wet in REI but have quick question.

In contract with a property that I expect will cash flow $70-150/month (10% vacancy, 10% PM, $100/mo comb. capex/RM); cash return of 7-13%, excluding what I'd pay myself to self-manage.

2/1, rentable condition, listed at 52, offered 32, in contract at 41.5. 

Feels like a good deal (nice lower income neighborhood, bike paths, parks, 10 minutes from personal residence ) but the AC and roof may not have too much life left.

Based on my analysis, I think the FMV for a 2/1 like this is closer to 35k.

Inspection in a couple days - planning on asking for $3-5k back at closing to a) mitigate risk of roof/hvac replacement and b) bring purchase price closer to FMV.

Is a deal like this worth walking away from if I don't get a concession post-inspection?