What do you think about this scenario

[Manmath D.]

Hi, I wanted to run this and learn if this is a good deal. List price $252,000. All units are occupied. 

Property tax : $ 3014

Dwelling Insurance : $ 2600

County Irrigation fee: $ 322 Alta Vista

PUD: $ 1700

City : $ 4369 W,S,G

Total annual expense (Does not include repair ) : $ 12,005

To this I'll also have to add mortgage payment. If the property is free and clear I'll try to negotiate for seller financing. If that happens I will be able to rent out #4 unit and increase income. As of right now if you add mortgage payments this doesn't look like a good deal. I'll also see if there is scope to make tenants pay Water,sewer, and electric. 

Current rents (based on tenants getting PUD in their name) :

#1 $ 625 (1br)

#2 $ 575 (2br)

#3 $ 570 (1+ br)

#4 Owner occupied (1br)

# 5 $ 550 (1br)

Total Annual income: $ 27,840

$ 27,840 - $12,005= $ 15,835 (Without Mortgage)

I do not have an agent. I'm talking to sellers agent. Is it a good idea to negotiate with this agent on giving her lump sump amount, so that she doesn't hurt my negotiating with seller lowering selling price (provided owner is willing for seller financing). In this case it will be like wholesale deal for her.