As they get to know what it is you are looking for you will find that they will start bringing you deals from their sellers that meet what it is you are looking for.

i am looking at pair of quad plex units on the same property.they are asking $330,000 for the pairthe first chart is off the sellers numbers                                       MonthlyAnnualIncome:$4,500.00$54,000.00Vacancy (10%):$450.00$5,400.00Management Fee (9%):$405.00$4,860.00Property Tax:$483.33$5,800.00Total Insurance:$208.33$2,500.00Maintenance Cost:$1,666.67$20,000.00Other Cost:$375.00$4,500.00Cash Flow:$911.67$10,940.00Net Operating Income (NOI):$952.17$11,426.00 i adjusted the number and added mortgage payment                                     MonthlyAnnualIncome:$4,500.00$54,000.00Mortgage Pay:$1,409.16$16,909.88Vacancy (10%):$450.00$5,400.00Management Fee (10%):$450.00$5,400.00Property Tax:$483.33$5,800.00Total Insurance:$208.33$2,500.00Maintenance Cost:$1,250.00$15,000.00Other Cost:$416.67$5,000.00Cash Flow:$-167.49$-2,009.88Net Operating Income (NOI):$1,286.67$15,440.00 i over figured vacancy to cover one unit empty per month.other cash flow covers trash and waterthere are a total of 9 units. i know i am problem not giving you enough infothis would be my first investment property and i am a little gun shy of the deal

I suppose this could happen with any seller regardless but I am also concerned given his age and ill health, what if at the time of purchase his interest in in probate or held by surviving family? 

Also, have you considered seller-financing (rent-to-own)?

I always love when I show up to a listing presentation and have the sellers show me a "Zestimate" and ask why my number is different. 

Or can I do a bug inspection and use that to counter with the seller as well as the actual inspection?

Keep in mind you can negotiate that the seller pays your closing costs or part of it, depending?

The seller is willing to sell the house.But they need the approval of their lender to sell it for less than they owe the bank.Until the house is under contract, you can express your interest your interest and make your offer and the listing agent should pass it on to the seller.Hope it helps

(Seller says that kitchen is updated, bathrooms are updated, and tile floors throughout.)

Even at $45,000 I think its a bit under market value, but I would hope to be able to get the seller down to $35,000 - $40,000.