Wholesale a Rental Property

[Robert Burns]

I'm working on a deal involving a multiunit rental property that consists of a SF house and 4 garage apartments. Gross rental income is $2650/mo. Owner pays utilities of $700/mo. All units are rented on a 1 year lease and the property is in fair condition with no major repairs needed. My question revolves around estimating the value of the property to make a fair offer to put the property under contract to wholesale to one of my buyers. Do I use the typical wholesale formula of ARV x .70% - repairs - assignment Fee ($5000) or do I also take into account the annual gross rent of $31,800. The sellers are motivated in that they intend to move out of town ASAP due to a job transfer. They are asking $130,000. I intend to offer cash and can close quickly. What offer should I make based on the numbers involved?