Just stumbled onto a deal today..need advice

Hi guys.

I found an up down in my town for sale for 79000...The rents are 600 and 600. The water is paid by the ll and so is the gas..I am guessing under 300 a mo in the winter for gas. It needs a new roof also.. I think the roof will be around 10,000 The owners wife is in the hospital and in bad shape so he lowered the price to 65000 to cover the roof and to get money for hospital bills

I need some advice here. All the advice that I can get would be appreciated. How does the deal look to you? Any suggestions on how to structure the deal? should I offer him 75,000 and get bank money for the roof or pay 65,000 and and use credit cards.

One other thing I would be living in the bottom apartment so what kind of rates do you think that I can get?

Thanks in advance.