Buying 3 houses...how do they sound?

[Robert L.]

I'm buying 3 turnkey houses from another investor and closing in a week or two.

All 3 are tenant occupied, needs ZERO work, in great shape.  Nothing major is needed in the near future like bad roof, AC, etc. so I should be walking into a good situation. They all have ceramic tile in all rooms except bedrooms. Kitchens were all updated.

Tenants have all been vetted and paying their rents. Using the 50% rule, I've come up with these numbers

House #1: 
Purchase: $57k, Rent: $800, CAP Rate: 8.38%; very long-term elderly tenants

House #2:
Purchase: $43k, Rent: $800, CAP Rate: 11.09%; tenants been there 1.5 years (roommates with a double security deposit on hold)

House #3:
Purchase: $60k, Rent: $900, CAP Rate: 8.96%; tenants been there 4 years

Just wanted to get your thoughts before I close.  I feel good about them