tenant occupied wholesale offer?

[Victor John]

hey everybody I have a question regarding wholesaling tenant occupied properties ,I  am farmiliar with the 70% rule on distressed properties but I can imagine that wouldn't apply to a house that is already tenant occupied .With this being my first possible deal I got a call from a landlord who has 2 rentals and wants to get rid of them here are the numbers

asking price 40k    1030/month on rent tenant has been there for 8yrs

comparables  45k vacant

for those with experience wholesaling tenant occupied how do you come up with your numbers