This would act as an turn key operation with rents and security deposits on going and or being upgraded to current 2015 market rate.

Would you leave the window broken?

Sale price : $210k (Duplex built in 2005 and 2 open lots  of 6000 sqft next to the Duplex)Repairs : $15,000 (Foundation issues, replace carpet with tiles, kitchen upgrades etc)Rents : $2000/month (each duplex unit rents for $1000/month) : $24000/year.

Amazing job helping that family, you did bend over backwards and got them a little under 200k dollars for their property when they we're in fact going to get it taken and left with nothing but broken hopes and dreams.

Will this house need electricl up grading?  

Here are a few parts:Sam thinks the future is in high rise versus low rise, changing the company and upgrading his portfolio.

My voting button is broken (Damned windows operating systems!)

Because... it spells out the right for the tenant to live in such property + the rules for living in such property + what happens if those rules are broken.

That is not too far from my rental I have there in Tulsa (about a 10 minute walk) but definitely much better upgrades. 

If instead they are a bunch of tenants with broken business models that the seller stuffed in there just to sell then you should stay away.The fact that the lease rates are much below close properties makes me suspicious.