brrr calculation - first deal please help

[Jason Hudson]

Put an offer on this property of 608k which the bank owned property is saying they have multiple offers now want closer to asking price ($699k) 

Property is in opportunity zone and needs a good amount of work - have gone over this with my contractor. Wanted to see what some other skilled investors thought on these numbers. 4 units total of just under 13,000 square feet of warehouses in area renting for $11 sq/ft and ARV of $118 per sq ft for sale