Owner financing Question

[Patrick Stuckwish]

Hello Everyone! I'm new to RE investing and I came a cross this deal. 4 bed, 2.5 bath. The property should lease between $1800 - $2000 monthly and the asking price is $174k. Based on comps, it should sell for $161k - $168k.  The market value is listed at $146k.  They have proposed the following...
"Seller only looking for owner financing terms as follows = $24,900 Down
30 year amortization Can refi after 24 months to avoid early payment
penalties of $9500 8.9% for 4 year balloon 9% for 5 year balloon 9.5%
for 10 year balloon ESCROW REQUIRED Closing cost  50/50 Split except agent commission"

Is this a good deal?  At first glance, there is cosmetic work I'd want to do, but nothing crazy, just painting interior and exterior and some yard work.  Its been on the marked over a month.  I'd like to offer $150k so I have some equity to start with.  How can I make the deal better?