6 Unit Apartment Building in Central FL

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This is a big jump for me as this would be my first purchase... I have a partner who has rental experience with 2 SFR's. Below are the details. I would greatly appreciate thoughts and opinions.

3 1-bedroom units - rented at $600 each

3 2-bedroom units - rented at $700 each

Gross monthly income - $3,900

Asking Price: $350,000

Owner pays water - estimated at $240/month

My biggest challenge was estimating insurance so I took a guess and put it at $250/month. I'm almost positive it's in a flood zone since it's on the beachside.

I ran this through the calculator with vacancy at 7%, repairs at 10%, cap ex at 3%.  

We will manage the property ourselves.

Came out at $783/mo net cash flow with a 12.2% CoC.

Purchase Cap Rate: 7.84%

Pro Forma Cap Rate: 7.68%

Is there any other facts/figures you'd like to know to give an informed opinion?