Update on buying a duplex. Any Advice?

[Thomas Brady]

Hey Everybody, 

I made a post about buying a duplex a few days ago and have a few pretty big updates I'd like to share and get any feedback I can. 

I was able to talk the seller down to 255k on the duplex which was a huge win for me! 

It looks like the city will also allow the basement to be turned into a separate 3/2 unit. 

This would add an extra 15-20k to my loan, so the numbers below are for 275k

after the 3rd unit is added my units and rents would look like this: 

two 3/2 units that are both 1308 square feet (each would rent for $1100-1200)

one 3/2 unit that is 1550 square feet (it should rent for $1000-1100)

EXPENSES

Mortgage: $1320 (without tax or insurance) 

50% rule $1600-1750 

Note: This duplex is relatively new construction (2003) so cap ex might be on the lower end (I still accounted for more) and the vacancy rates in the area are VERY low, lower than the 10% I accounted for. Just trying to be conservative 

That has my monthly expenses anywhere from $2920-3070 

My rent is in the range of $3,200-3500 

By my math, it looks like an absolute worst case scenario is $130/month cash flow and a best case scenario of $580/month (this is of course assuming the 50% rule holds true.)

My question to all you investors, is should I pull the trigger on this Duplex? 

(Sorry if this post looks similar to my other one....I think the numbers look a lot better with the lower price point, but I definitely want as many opinions as I can get) 

Thanks!!!!