I do not intend to ask the seller for any repairs to be made nor am I looking for a credit of money for any repairs that need to be made.

The are in decent condition, 3 year old roofs, in good repair and working order but 2 are in C areas and definately lived in.

Current expenses provided by seller:3000 tax3200 insurance6900 utilitiesI add in 3000 for repairs (5%) for current 8 units, 1644 for vacancy (5%), and 3288 property management for a grand total of 19729 operating expenses.

Here’s what I’d likely do Send him a letter Explain to him everyone else pays far more in rent and your expenses( taxes insurance water garbage repairs etc .

Either way, if you are able to see it, and maybe it's just me who can't, when it comes to repair costs, who knows if 30k or 20k or 40k is needed to repair this home?  

Frame it as a service to them - ask if anything needs repair/rehab. 

I am looking for a licensed contractor for plumbing, roofing, and electrical repair for a duplex in the Berlin NJ area.

Often the final sales price includes a price reduction due to needed repairs.

Really appreciate any advice, good or bad as need to start somewhere, I have to remember that if they want 3-5 years then I still have to pay extra for that mortgage payment so need to factor that and closing costs into my final agreed price but hear that any repairs from the agreed day forward are the potential buyers concern so I guess they should do an inspection themselves before we agree a price.

That all depends on if the rent will fully cover mortgage, tax, insurance, 5% of rental income for repairs, another 5% for CAPEX, another 5% for vacancies, and another 10% for PM services (even if you self-manage).