Deal Advice on 4 plex

[Devin Bivens]

4-plex 100% occupied all mo to mo rental terms.

2/1 rent  600

2/1 rent 600

2/1 rent 575

1/1 rent 550

Rental income..$2325/mos tenants pay elec/gas; owner pays water every other month 360. Owner owes approx 105k (getting back to me with specific payoff amount) the property value is approx 125k. Owner is not interested in owner financing...owner is 84 years old and lives out of the state, getting older and tired. No major updates have been done in years..including a roof that is at least 15 years old. I know this will not work as a traditional cash wholesale deal, but would the rental income be attractive enough to a landlord looking for the monthly income? My original thought of a cash offer was around 62k. I am sure this will be rejected, just getting an idea of something I am not thinking of or is this a no-deal?

Can anyone see a reasonable offer that can be made?