Would you buy this 12 unit deal?

[Nicholas Wood]

Would you buy this deal?
I'm located in WV. 

12 unit fully occupied (6 storage buildings on the property as well).

4 units are 2 bedroom 1.5 bath, 8 units are 2 bedroom 1 bath 

Location for this area is B+/A-

Total rental income monthly: $7180

Purchase Price: 650,000

Seller concession: $55,000 back at closing to give seller 595,000 and to give us money back for 2 new roofs and rainy day fund for future capex.

Gross Monthly Rent: 7180
Mortgage: (3204/mo) 15% DP on 650,000
Taxes: (834/mo) (currently 9000ish but I bumped up to 10,000/yr to be safe)
Insurance: (333/mo) (currently 3000ish I bumped up to 4000/yr)
Miscellaneous: (250/mo)
Total expenses: (4621)
——
Cash flow per month: roughly $2500
Per year: roughly $30,000 year

Down payment: $97,500 (half my own money half my dads money, want to get him paid back as quickly as possible and if he weren’t my dad I would plan to pay him 10-15% annualized for the loan. He is happy to do it for free and I am grateful.)

Total out of pocket: $48,750
Annual cash flow: roughly $30,000

Units were built in 1993, all have HVAC's, rents are $600 for 4 units and $575 for 8 units. Market rent for a 2 bedroom in this area is $650 conservatively. Also 6 storage units on property that generate additional $180/mo.

LOAN: 5/1 ARM, 3.5% interest, 15% down payment, 20 year Am

This will be my first multifamily acquistion, I am under contract with the seller and planning to review financials this week and then tour the units after the first of the year. Any tips would be appreciated.