Deal in process. Thoughts?

[Michael Barbari]

Duplex in B neighborhood with recent remodel in both units. All new hardwood, kitchens, and paint. 4 year old roof.  Furnaces in decent shape.

Purchase Price  140k

Morgage Amt (25% down) 105k @ 4.125% locked in

Gross Rents 27k

Taxes $4300

Inurance $850

Water/Sewer $850

Gas & Electic Tenant pays

Lawn Maint  $800

I will be self managing

Cap rate is over 10 with vacancy etc.. but in the mid 1% range compared to the 2% rule per Rent Analyzer.

Am I missing anything? Thanks!!