FSBO priced to break even. How would you approach owners?

[Amanda G.]

Two separate buildings on one property. A nice 2/1 SFH and a 1/1 above the detached garage. Rent has been $700/$400. I think $800/$400 is doable. The owners have had it 14 years, and are looking to "simplify" their lives.

They are asking $125,000, which with a 30 yr mortgage 25% down is a return of 2.5%. 

Playing with the numbers, 

100k is 6.7%

95k is 7.9%, 

93k is 8.4%

When an owner has a property priced like this, how do you approach it? It has been on the market about 5 months. They obviously don't urgently need to sell. What would you do to increase the likelihood they would entertain an offer?