Thoughts on a Potential Deal for First Time Investor

[Travis Hole]

Here's the details of the potential deal (my 1st as an investor):

-Duplex in Glendale AZ

-Offer Price: $139,900

-Closing: $5,100

-Estimated repairs per contractor: $15,000 (replace lead based paint, other cosmetic repairs)

-Current rent paid by 5+ year long term renters: $1,400

-Rent estimated after repairs: $1,500-$1,600

-Other Assumptions: 25% down, 30 year financing at 4.65%, monthly repairs of $100, 5% vacancy, 8% management, property taxes of $77.17 a month, utilities of $130 a month

Per the calculator, using the $1,500 a month rental estimate after repairs I'm looking at $385.75 of monthly cash flow, a 6.51% pro forma cap, 8.4% cash on cash ROI, and a 7.95% purchase cap rate.

Looking for thoughts on the deal altogether, and also whether it's a good idea to do repairs immediately since there are long-term tenants living there, or hold off on repairs until they move out.