Creative Financing For A Mini-Mall

I found a mini-mall in a small town. It needs some comsmetic work and has 2 upcoming vacancies. One of which was a National Credit Tenant.

It's currently priced as 100% occupied. The income will change in Jan '07 when both tenants have vacated.

Should I wait it out and see if the seller will reduce the price in Jan '07 or should I attempt an offer now pricing in the 2 vacancies?

Any ideas on what sort of offer the seller would take today, instead of waiting for Jan '07?

[ Edited by Mh000448 on Date 07/29/2006 ]

Well, on the theory that some action now is better than none. . . .
Go ahead and make your offer pricing out the two vacants.