Ok so how do I turn this into a deal?!

[Richard Francois]

I found a property in Newark, NJ. Owner will take 94k for his 3 family property.. I ran my comps and found a property similar to his a half a mile away sold for 355k. This seem like a slam dunk only thing is he still has a 30k left on his mortgage. I'm still wondering if I should pursue for wholesaling. The property still have a tenant in it smh. And someone told me cash buyer won't buy if property have mortgage is this true? Help!