Potential First Rental Property Questions

[Johnnie Bembry]

Hey everyone, I'm a newbie looking to buy my first rental property with my strategy being BRRRR. I'm looking at a 5 unit multi-family property in a C neighborhood and on paper (based on the numbers I have) everything looks good. The cap rate is about 12% with cash flow being over $1,000 per month (with all 5 units rented out). There are just a few things I have questions about/am concerned about...everything such as HVAC, plumbing, electrical are brand new as well as the kitchens and bathrooms yet there's only one unit is currently rented out. Is the reason one unit is rented out because of the neighborhood, lack of management or another reason? How would I figure this out? If a property management company is the answer, would they also tell me how I could improve the interior (as it's just decent right now) to attract tenants? A realtor I'm talking to (she's also an investor, flipper) says the current rent ($450) is at market price so I don't think that's the issue but I'll also do my own research. Another question I have is how do you guys calculate taxes and insurance to accurately calculate the loan payment? Lastly, how do you guys find hard money lenders? Sorry for being all over the place but any advice and/or resources are greatly appreciated!