Too good to be true pro-forma?

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Feedback appreciated. The property is at 10111 S Ave. L, Chicago IL. 35% IRR with 0 appreciation projected seems almost to good to be true or am I just used to north side? Comps show as-is rentals $900 and rehabbed $12-1300.

I have driven this neighborhood and it has low crime for the southside by calumet park. East side chicago. 4 units 3brs and 1 garden. I normally run analysis on nice neighborhoods on the northside with low caps. Am I way under on vacancy or operating expenses for south side? Being so close to Indiana I assume cheaper labor can be sourced for repairs, correct? The units are usable shape/rented right now but interior is not shown. 

I did 7.5% interest as I plan to use velocity mortgage due to difficulty proving business income. 

P.S Not personally ready just yet to make the jump so if anyone else is interested I can open door for you or do skype showing for out of towners. Would be happy to meet some fellow bigger pockets members. Also ignore the 3257 n ridgeway old address forgot to take off the DCF.