Newbie here - should I invest in this house?

[Kelly Choate]

Hi everyone! Ok, we are newbies to investing and want to run this by you more experienced folk. House is a multi-family, two bedroom on main floor, studio up top, 1200 square feet total - previously rented for $700 main, $350 for studio. Asking price is $51,900. It's located in a small city that has had its struggles, but the property is located between a college and a hospital, both of which are expanding and growing. Based on a purchase price of $46,000, assuming 100 per cent tenancy, the rental income is $12,600 annually. The approximate operating expenses are $3800 per year leaving a net operating income of just over $8000 a year.  We don't know whether to just pay cash or mortgage it. If we mortgage it, after payments and depreciation estimates, it leaves a cash flow of $4000. Is this something you would bother with? Any advice is greatly appreciated and I hope I didn't leave out any relevant information.