They put 20% down and LTV of 80%.This is bigger stuff though 30,50 million etc.Previous year interest rates were low in the 4's so could pay 5 caps.

One side is trashed (tenants moved out and it needs a lot of cosmetic work.. thus the motivated seller and low price) the other unit is being rented for $800/mo.Thoughts?

This is because the barrier to entry is low and there is no minimum standard for competence.

Or you can just trust that, given the low interest rate on your mortgage and the length of time it'd take to realize the savings (i.e. you don't save all $76k today, you accumulate the savings over 20+ years), that $76k becomes a much smaller number in "real" dollars. 

Have you spoken to lender about using low money down conventional mortgage?  

Rent is current $1100 per apartment which may be a little low for the current market due to a shortage of quality apartments.

I have seen it rated low for investing because it hasn't gone up much. 

I’ve researched and looked high and low.

Prices here are still very low. 

LOW value assets as it were..