Getting Analysis Paralysis on this multifamily deal...

[Brandon Miller]

The deal is that there are 4 units (2br each), the place is fully rented and needs zero work to keep rented.  It will need a little plaster and paint work when/if the tenants turn over.  The place brings a monthly rent total of $1,950 and the asking price is $109,500.  The property has a 2 unit townhouse then has 2 individual 2 bed room houses all deeded as a single lot.

When I run it through the BP Rental Calculator it's telling me that if I can get the place for $85k, if I assume 8% vacancy, 7.5%CapX, 10% Maint/Repair, and a $185/mo insurance bill, it's telling me I'll still net less than $55/unit monthly.  How can this deal still be not so good?  Is it because I'm borrowing 100% purchase price?  I can't imagine this is actually a bad deal.

Although I know I should't pay for assumed rent increases, but I'm pretty sure they're about $75-$100 light.

Would you do this deal?  If so, what am I not focusing on that I should be?

Brandon