What are my options to make this deal work?

[Karolina Powell]

Nice mixed use property came up for sale practically in my back yard in rural, south of Pittsburgh, Pennsylvania.  10 residential apartments + 3 commercial spaces.  They are asking 950K.

Gross rents: 100,800

Utilities: 3K

Insurance: 7K

Property taxes are roughly 10K for each 450K in value.

Repair/Maintenance: Don't have figures yet but I'm assuming it'll average out around 10K a year.

The lender I am speaking with also requires me to also include an 8% vacancy rate and a 5% management fee whether I have those or not.

With an interest rate of 8.15% and 20 year amortization, I can't get close to a 1.2 DSCR until my amount borrowed is down to about 450K. That with a 150K down payment is only 600K.

Short of asking the seller to carry the note at a lower interest or putting down a much bigger down payment - what am I missing?  Thanks for your help!