Help analyzing a deal

[Chris Hansen]

Looking at this deal and was hoping to get some help from the BP community. 

4 duplexes with rents totaling $5000. Some month to month, some 1 year leases. 

So my numbers are:

Rent $5000

Expenses @10% $500

CapEx @10% $500

PM @10% $500

Vacancy @8% $400

Insurance $500

Taxes 6200/ year $520

Mortgage @5.25% $1573.78 with 380k purchase

That would put monthly cash flow at $506 and yearly at just over $6000

I would do individual leases for the properties assuming around 10k to close and 20% down. That would put me cash on cash of 14%. 

To me the cash flow per number of units sounds low, that’s only a cash flow of $50 a unit. Any help here?