Is this a good cash flow deal

[Jonathan Small]

I am looking to possible pull the trigger on this deal.  I like this deal because it is close to my 4 other homes I own.  I am looking for cash flow and want help analyzing the deal below:

I am looking at a single family home this is valued around 305K.  It is an older home that has already had many updates. I estimate 4-7k to get it rent ready.  rent rates are 2100-2600.  I can get this property for 268k.  The seller is flexible with creative financing.  We only have one real estate agent involved.  The closing cost will be rolled into the financing.  The loan only requires 5% down at 3.45%.    I also have another loan where I can put down 25% and have a 2.35% rate.  The home is in an area that has about 4-6% appreciation.  Very good schools so it should be easier to rent out.  I am not sure if I really need a property management company.  I current manage all my current properties.  What are your thoughts?