need help on a commerical investment

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i am looking at a commercial building asking price 1.5million, 15 units 13 are occupied.

rent roll is 171k when fully occupied, presently its 131k expense are 60k

the seller is not motivated, so how do I structure the deal so we both win.  I think the asking price is high considering the real noi versus the proforma noi.  please let me have your thoughts and ideas

thanks JJ