Closing soon on investment and having regret

[Chao Yi Shih]

I recently made an offer on a duplex, it's 4bed 3bath front unit + 2bed 2bath rear unit

currently rear unit is rented for below market price at $930, market is around $1100-1200, rear unit is in very good condition and tenant maintained it well and i plan to keep her. Front unit i think market price is around 1600-1700, but i am planning for 1500-1550 to gain advantage on renting

it's a popular rental area in trending neighborhood, so it has a lot rental on the market and a lot investor

first regret is i think my offer was too high, i offered asking price at 224k which with my 10k deposit and no inspection (i did had a long term contractor go take a look with me) i can likely get the house for cheaper, it went from 300k to now 224k from last year, so 8 month on market, i could get it for maybe 200k or 210k instead

Originally i planned to have some minor interior update include few windows, which i am estimating around 3k, but noticing the 3rd floor shingle siding was aging and looks like just matter of time, so i had to replace 2 more exterior siding that need scaffolding, long story short, my repair cost went from 3k to around 8-9k

my dscr loan is 7.625% 30 years, my monthly would be $1577 PITI + water (say $230), compare to my expected rent of $2430, so $623 remaining each month

some concerns are

1. it's flat roof and it's just matter of time for me to replace

2. i know this market is always trending, a lot tenants and a lot rentals, so it's competitive but popular, i dont know what to feel about it, i have other rental in the city, just not this specific neighborhood

3. since there's so many investor in the area, why no one bought it for the price, it was once lowered to 256k before it go down to 224k. when the market was hot, i think 324k would easily sold, but obviously it didnt as that's what they listed in 2023 summer

4. unit was managed by management company, last lease on front unit was from June 2022-June2023 rented for $1700, then they later put for sale for 324k

on one hand i think the number works, but on the other hand, i keep have this feeling i wanted to back out of the offer, i think also due to my saving would be down to 20k after closing and all the repairs made, which i normally wanted to have at least 30k in bank, also the extra siding job got me scared a bit, and roof that need to be replaced in future

if i back out now, i am going to be losing 10k + inspection 800, so that's close to 11k lost

What's your take on this, i would hate to lose 11k without any valid reason and just scared myself out of this deal, but honestly i am having some hard time looking forward to this purchase.