Why would I not do this deal?

[Michael Marston]

Duplex @ $395/mo. each side.; small ranch @ $375/mo.; another small ranch @ $450/mo. All currently occupied. Tenants pay all utilities - except duplex gas which is paid by LL (approx. $2K per year). Taxes = $2,000.

That's $19,380/yr gross rents. Estimated 50% expenses would leave $9,690 NOI annually.

$50,000 sales price.

It is in a very small, rural town - less than one thousand people. Close to interstate. After talking to neighbors, there has been high turnover, but units have been rented most of the time.