Turnkey portfolio - feedback welcome!

[Johnathan Alesso]

We are about to purchase a 13-property portfolio of singles and duplexes under one packaged commercial loan with an interest rate of 5% over 15 years.  The rate becomes variable at year 5.  The one loan covers all of the properties, and I am told that I am able to sell off each property as I wish individually. 

The 13 properties are in C neighborhoods in Western Pennsylvania.  The total annual income is $94,000 and total net income $48,000.  The insurance is approximately $4,600 for the entire package; annual taxes are $7,600.  The insurance is ACV, but an enhanced version that covers more perils.

The units are all leased except for one.  Given the number of properties, I chose not to elect home inspections.  For this price level, it seemed reasonable to me as each would cost about $400.  I have an excellent property manager lined up to take care of all issues. 

The ultimate goal is to achieve financial freedom through cash flow income.  I look forward to all of your thoughts and feedback!