[Calc Review] Help me analyze this deal

[Michael Thorne]

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Please poke holes!! trying to get in some reps on analysis.

Additional info: small town west of Waco. Do not see much appreciation at all, limited ability to increase rents. This would be top of market rent after rehab. I am right to be OK with a breakeven on the 50% rule? This will likely always be self managed, but accounted for 10% management fee.