Multifamily Evaluation - Should I run?

[Derek Blankenship]

I came across a multifamily building for sale in Miami. 

These the the numbers. I'd really love feedback. 

Seller states that the rents are undervalued. Most of the leases were recently signed in May of 2022. 
When I look at the HUD (FY 2022 Fair Market Rent Documentation System) rents could be $23,692
9 - One Bedrooms, 7 - Two Bedrooms

They didn't list Property maintenance on their financials. I added it to the calculator.
Seller won't release financials until an offer is received. 

Property taxes looked high to me. But it's Miami

Supplies = Pest Control

Cash Flow is basically break even at $97/ month. On my SFR properties I always get a minimum of $200. (My lowest CF is on a BRRR property where everything is new, so should be any maintenance)

I'd love to hear your thoughts. My gut says keep searching.

[E. C. "Stony" Stonebraker]

@Derek Blankenship, if these are their financials, the first rule of underwriting is never trust the seller's financials.  Those numbers don't look real to me.  I live in Coral Gables and we don't invest down here because multifamily properties rarely breakeven.  Find someone who knows Miami MF properties and the realistic costs.  The property taxes, insurance, reserves look way low to me, but as I said, we don't invest locally and I don't even know how old or what condition the property is in.