First time investor looking for a check on expenses

[Christa S Rickard]

I've only analyzed a few packages thus far and would like some feedback from those with experience. 

I found a 6-unit, C class property in NC selling for $222K with a 9.7% cap. All units are 2bed/1bath. The actual rent roll shows three of the units rent for $450 and the other three rent for $395, which puts an annual gross of $30,420. 

From what I've read on numerous places, multifamily expenses range from 45-55% of gross income. However, these expenses are only ~ 10%, which should be a sign of missing/understated expenses. They seem to have most of the expense categories included. My problem is I don't know if the values they list are realistic or understated. 

insurance	$2,285
landscaping	$300
management	$1,606
professional	$200
property taxes	$2,190
maintenance	$4,155
utilities	$19
total	$10,755

I need to know if these expenses are reasonable before I decide if/what to offer.