Going to look at a Duplex but agent seems..LOST

[Tony Frangieh]

Hey guys and gals,

Im heading out to look at my first property today and i can use some help. 

Here's a little about the place:

Small duplex (1,456sqft) that seems to be recently renovated. Currently no tenants ( I plan on living in 1 unit anyway). Each Unit it 2b/1 bath. Realtor.com claims it could rent for $550 per unit. 

He had a buyer last week but if fell through in contracting. Its listed for 65k, would I be wrong for offering 50k? Cash offer. Im not sure what questions to ask or information to seek today . The agent that has the house listed seems confused and not very helpful. And i called today to confirm our appointment and he forgot what time. However, it seems like a decent deal for a price i can afford. The reason i will be paying cash is i'm assuming i cant get a loan for under 50k. 

Any advice for this new invest that is still learning to crawl?

Thanks,

Tony