Help with Multi Property Deal

[Brian Campbell]

I met with a motivated seller tonight wanting to sell off all 12 of her rental properties. Her husband recently passed away and he ran the rentals. She is overwhelmed and wants to sell. She said she owes approx. 300K on the properties.  The properties are in decent condition and I don't believe there would be a lot of deferred maintenance but I'm not certain as I haven't been through the properties. She said to make her an offer.

I've been able to put some initial numbers together and here's what I have......I believe she's hoping to sell each property for around the assessed value for county tax purposes. The total assessed value is approx. 560K. The annual tax total for the 12 properties is $11,596. Total gross monthly rent is $7,288. The rents appear to be in line with what the area brings for rent.

I believe she would be willing to sell on contract if her bank was ok with the deal.

I could sure use some advice as to what kind of deal to present to her. I am thinking it might be a good idea to make two offers: one an all cash offer, and one offer involving a contract with possibly a 2 year balloon payment.

Any ideas on how to structure potential offers for these properties would be greatly appreciated!

Thank you!

Brian