Purchase or Pass?

[Jimmy NA]

Ok, here it is:

My offer is 173k with 13K back at closing.

Total Purchase Price $173,000
Seller Concession $13,000 (roof repairs and closing costs/fees)

Downpayment (15%) $25950
Debt Service: $1330 per month
Finance $147,000 x 9%= $1330

Gross Rents: $2775
$400 (15% vacancy/rent loss)
Effective Rent: $2370
Expenses $1100 (water, insurance, taxes, trash, grounds, misc.)

Do I buy or pass?