1st Deal: 260K Duplex Too conservative?

[Noel R.]

All numbers annual. House built in 1980. Property is 2.5 hrs away and has long time tenants in place. Rents 1150 newer tenant & 925 longtime tenant, identical units which leads me to be optimistic about raising 925 up over time. Considering self managing to make this baby cash flow. Am I missing anything? Thoughts?

Rental Income = 24900              Cash Flow = 1026 

Vacancy at 5% = 1245

PM at 10% =  2490

Property Tax Estimated at 1.25% = 3250

Repairs at 8% = 1992

Cap Ex at 8%= 1992

Insurance = 1048

Mortgage @ 4.5% = 11856