Deal Analysis and Creative Financing

[Eric Lee]

I found a deal recently that I believe is a good cash flow deal, but with limited to added value potential. I'm currently house hacking as my first property that I bought this summer and want assistance on what is a better option for a new investor.

Property: $100k
Taxes: 1.2k/yr
Rent: $2.05k/mo (on par with neighborhood with potential value add on rental income). 
Estimated operating cost: $600/mo

Even with the limited value add potential, I think the cash flow works out to be about $400/unit which is great for a nearly move in ready. However, my concern is that a refi to remove myself from being leveraged may not be logical
if I buy it at or near asking price. Thoughts?