Is this is a good deal

[Ruchit Patel]

I stumble upon Sub-to deal in Alabama. Based on current terms do you guys think this will be good deal or need to negotiate to make it a deal for me. 
3br/1ba 
Buying46k

down 8000
3% interest
Assignment fee 6000
estimated monthly payment 502 for 7 years
Taxes 1000 yearly

Current Rent 750 but tenant will vacant the property in Sept 

according to my criteria of

Assuming rent 750

	Monthly	Annual
Income:	$750.00	$9,000.00
Mortgage Pay:	$486.25	$5,834.99
Vacancy (5%):	$37.50	$450.00
Management Fee (10%):	$71.25	$855.00
Property Tax:	$90	$1080
Total Insurance:	$100.00	$1,200.00
Maintenance Cost:	$166.67	$2,000.00
Other Cost:
Cash Flow:	-$200	-$2400
Net Operating Income (NOI):

 Cashflow is negative but is there anything I’m over estimating.

[Greg Parker]

Maintenance costs may be a tad high, unless that includes saving for capex.