Analyze my deal and receive good real estate karma for free!

[Justin Grant]

Hey everyone, this is my 1st post so go easy on me.  

Looking to get my first deal soon on a single family house.  if you could help analyze my deal I would greatly appreciate it.  looking for a long term buy and hold.  

Property: small town north of  Austin TX

- My Offer: $145k

- 20% down ($29,000)  , 30 year fixed , 4.5% interest rate  ($116,000 loan).  

- Rent: $1550 per month

- Vacancy: 5% 

-Capex 6.5%

-Repairs 3%

- Water and Sewer and electric and trash and HOA: $0

- Insurance: $90 a month

- Property management: $155 per month

- Property tax: $375 a month

This leaves me at $166 cash flow per month , $1992 per year. There are a lot of assumptions going in there. This is a foreclouse and appears atleast 25% under market value at the price i'm offering and wouldnt need any significant repairs at this point.  Taxes are definitely high in Texas and the Austin area market is definitely hot which makes it harder to find deals.   I know it's smart to calculate property management but i'm going to manage myself.   If i removed property management from the calculations then I would be cash flowing at $4173 per year which seems more like more reasonable cash flow.  

Would you do this deal?  Am i missing anything or are any of my assumptions off base?