Northern Cali - 12 unit for 600k?

[Tou V.]

I'm fairly new to RE investing. Have been looking for MF properties for almost a year now. There just doesn't seem to be any within 200-300 miles which would seem like good investments. I've tried the 50% or 2% rule and there's really nothing around. Here is a scenario, let me know if it makes sense? I'm in Northern California.

Sales price = $600k for 12 units. Would put 30% down.

Monthly total rent = $8160

The seller has low expenses and I've seen the actual number, but doesn't mean future expenses will be the same.