First Deal - Duplex house hack

[Bryan Cerro]

What do you all think of this Duplex house hack? It does need some aesthetic changes but the roof is new, windows are aluminum wrapped, small yard.

Listed price: $139k

Asking price: $95k ???
Closing costs: $3515 (3.5% down on FHA)

Conventional 30 year @ 3.25%

Income:
Current rent: Lower 2BD $800 (rented MTM but I think I might be able to get $900)

                     Upper 1BD $500 (I would occupy upper)
Market Gross rents: $700-1200 2BD

Monthly liabilities:
Mortgage (P&I): $399
Utilities: $150
Vacancy: $65 (5%)
CapEx: $65 (5%)
Insurance: $90
Repairs: $65 (5%)
Property Management: Self managed
Property taxes: $408

Total expenses: $1241

Monthly cash flow~ $58.64/mo (Unless I can get $900 for rent then it would be ~$145/mo)

My current rent is ~$500/mo with utilities.