Property meets 1% rule but still doesn't make sense

[Luke Hoffman]

I am a new real estate investor in the midwest. I went to put an offer in on my first property (150K) and it makes the 1% (rent= 1500) rule on the money. However, when I used the rental property calculator on this site, I had a negative cash flow of 300 dollars. Yes, I included 1 month of rent missed due to vacancy, 10% for repairs, 10% for capital expenses, 10% for property management (at this time I will manage it but in the future). If you were in my shoes would you do the deal? Personally since its my first property I think its extremely risky! Let me know your thoughts!