To do or not to do....... Possible duplex purchase

[Blaine Cox]

So I have found a duplex listed for $235,000. It's a 3 bed/2 bath each side and it's in a good area next to a community park and would stay rented (at least I would think so). Not too much work would be needed to get it rent ready. It may need a roof in the next few years, but I would most likely present my offer contingent the roof be replaced. After running the numbers I would be above 8% ROI and around $350+ cash flow if I were able to purchase between $200 - $215K.

This deal would require me to put the down payment down with my own cash. That would pretty much wipe out the equity we made off of the sale of our primary home a few months back. I see on here that a lot of investors have actually gone conventional financing and had to put the 20% down and then were able to continue to scale even though that cash is "gone"... I really wanted to re start my investing using the BRRRR method but wondering if I should pull the trigger on this particular deal.

Any thoughts are appreciated.....