REO- Is this one a good deal? Please assist!

[Dakoda Spencer]

Hello BP family!

I'm looking at an REO and I really would like to have a second opinion on it as a SFR rental. Also worth noting, I will be living in this as my primary residence for at least a year. I will be walking through the house tomorrow, so I don't know all of the conditions on the inside. Here are the numbers:

• Asking: 35.5K
• ARV: 50K (I know, not a good neighborhood for appreciation)
• Average Rent: 650/month (also a small 1 car shed that could bring in more income)
• Old Victorian style house, build in the early 1900's
• Rehab Estimate: 5K - Has some work already done to it, but will need some siding, paint, etc...(I will be doing this myself, since it will be my primary residence and I don't have the cash available to me right now)
• I put in $600/year for taxes, which I looked up.
• I'm using 10% for Cap Ex, Vacancy, Repairs, and Property Management.
• Putting in about $75/month for insurance (which should be a little high, I will call about this tomorrow)
• Using 20% down traditional loan from a local bank with an estimated 5% interest
• The Rental calculator here on BP said I would be cash flowing about $112/month, and would get about a 9.58% COC ROI. I think this would be the worse case scenario for this property. Of course, after I walk the property tomorrow, I will have a better idea of the rehab costs, rent and appraisal potential.
• Here's the link to the analysis I did here on BP.

I'm trying to over estimate on my expenses and underestimate on my profits. Again, this will be my primary residence for at least a year before I rent it out. In that time I will be getting it "tenant proof" as much as I can. I would normally want some more cash flow and better ROI, but I'm really in need of a primary residence and thought this would be decent purchase. All constructive criticism is welcome! 

-Dakoda Spencer