Advice on possible owner finance deal

I need advice! I have an offmarket deal for a duplex with motivated seller. Located in Fresno, Ca. Below are the following numbers Asking price: $225k (below market) Unit A rent $700 (Market Rents $900-975) Unit B rent $725 Each unit is 2/1 and 1 car garage 900sqft Expenses Owner pays $130 for water/sewer/garbage Landscape $30 Property is owned free and clear. Owner wants owner financed at 6% interest, 20% down (45k), for 3-5years. At these numbers I’d be (-$200) monthly cash flow. My agent suggests I have room to increase rents. If rents move to market I would be positive $200-300. How difficult is it to evict tennants and/or raise rents to market? Should I pursue this or pass? I’m thinking on asking for a smaller down payment or ask for principle or interest only payments to make the current numbers cash flow. Any advice would be greatly appreciated.