Need Advise on investing in a 12 unit property in a Sub-market

[Ravi Singh]

Looking to buy a 12 unit MF property in Wichita Falls,TX . Not sure if it is a good choice . Extremely value add property with about 50% occupancy on month on month rent and property needs good amount of repairs on few units. The population of Wichita Falls is the same since year 2000 and is about 104K. The owner is a older person and has been managing this and bunch of other properties on her own . Pro forma cash flow can be around $1300-$1400 after all expenses and debt services. Any advise would be greatly appreciated.