[Calc Review] Help me analyze this deal

[Jose Cortorreal]

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This Rental Property is one of the biggest deals I am doing so far and we are still going through the negotiation phase. It is 6 Units with an empty Single Family Home as a bonus to fix up for more passive income, tenants pay all utilities, and I will be getting a property manager for this project. They seem to need a small cosmetic rehab and they are all being rented out already. Should I proceed with a lower offer or should I stick to this offer? 

What do you guys think? And please share similar experiences you guys might of had with this particular deal before