do these numbers make Sense? first potential deal

[Brad Pietrzak]

property is a duplex with a attic studio. now the attic studio has a separate entrance but no fire escape so that is a liability. however I will be house hacking and living in the attic and can't sue myself lol. The units seem extremely well kept from a first perspective a very well taken care of property it has off street parking and 3 parking slabs in the back. each unit is 2 bedroom 1 bath. avarage rent in the area I've seen 725 and 950 I've looked on centimeter and 800 850 is about avarage. We have about 40k to put down they want 158500. I to be honest don't know if that price is ok my numbers work out great but I am a noob and could very well have numbers wrong. I know normal duplexes in the area sell for 30k less then this but most of them look like they are in need of updates pretty seriously. this looks like it would attract very nice tenants with proper screening granet counter tops excetera. So with me living in the studio I wrote the rents as 850 each so 1700 total my morgage would be around 619 Now taxes are absolutly atrocious in this area 486 ouch insurance I put as 1000 a year not sure if that would be accurate need help there.so about 560 total between the two. I put cap ex at 1000 per door a year ball parking it so 160 a month I am not including the studio in these evaluations because I will live there maitnance as 85 a month vacancy of 160 a month So over all looks like this so far. 40k down price 158500 rents 1700 month tax and insurance 560month cap ex 170 month maitnance 85 month vacancy 160 month all together 975 a month subtract that from both units rent And there is 725 left over enough to cover the principle and interest and leave like 100 bucks left over for my utility's and such. current owner says the coin laundry downstairs covers the water and tenants take care of there electric and such Now just 100 left over isn't much only 1200 a year not a very good return on 40k but when I move out and instal a fire escape in the studio as I live there I can rent that for another 550. after I adjusted the numbers for the studio this deal looks really good because I am able to keep pretty much everything the studio would produce. I'd get like 6k a year and get a 25 percent cash on cash which sounds as delicious as it can get. It is in a working c class class area. on the worse side of it. that's were most of the duplexes in the area are to be honest. I currently live in a D minus area were I have to watch my back just to get in my car. this new area is not the ghetto allready a big improvement for my personal living circumstances. do these numbers add up to any of you guys? Or am I getting some things wrong. be harsh here that 40k is almost everything we got savings wise. we will have a 5k emergency fund after this. and the current tenant leases are up so I would have to start fresh tenant wise maybe hire property managment and just pay out of pocket for them It looks good from a newbes eyes but I want to hear from the pros