How much should I offer?

[Sherry Xiong]

There's a 2-family rental property that I'm looking at:

To generate any positive numbers on the deal, I have to work at a discount from the asking price of 20%, and factoring in approx. $10k in repairs, I come out with:

• -- Cash on Cash of 2.2%,
  
• -- Cap Rate of 5.45%,
  
• -- Gross Rent Multiplier of 6.3
  
• -- Break-Even 90%
  

and this gets me a net of just under $100 per door per month. Should i have a deeper discount on the ask, say 25-30%, or is the deal good enough as-is?