Crunching numbers on my own before I jump in

[James Roux]

So here is my attempt at crunching the numbers on my own I feel like I have finally grasped it. looking at this property at first glance:

Duplex 2 units 2bed 1 bath each sale price 87,000

each unit low end rent 600 each

annual income $14,400

vacancy 10%  $1440.00

property tax   $1740

insurance   $1200

management 10%   $1440.00

maintence 5%   $720.00

reserve savings 5%   $720.00

mortgage $400 a month or $4800 annually

Total operating expenses $12,060

cashflow would be $2340 or $194 a month

cash on cash return would be 76% roughly

cap rate 8% 

Downpayment about $3000

This is also assuming a 4% down payment i know my numbers would exactly look like this because I'll be living in one side although I guess it could because I will act like a tenant myself and pay my rent.

Am i figuring correctly?? Does this look like a good deal to you guys I feel like it is. Right now I'm just going thru every single listing and crunching the number so I get the hang of it. Is there anything I'm missing or that I should add or am I over estimating any feedback would be greatly appreciated.