First duplex purchase - edge of being a deal and termites?

[Kal A.]

Hi BP community,

If you could take some time, I'd appreciate your feedback on an analysis of my first deal. I'm investing in Iowa and i'm targeting a 10% CoC return with at least $100/unit cashflow.

The property: It's a small duplex. 2b/1ba ground floor unit (currently renting for $600/mth) and a 1b/1ba upstairs (currently renting for ($375/mth). 2 car detached garage. The disclosure indicates that there were termites mitigated in 2013 and that the damage was minimal. I'm not sure what to think about the termite damage, without getting an inspection (which i would do). Within the last 5 years, the water heater has been replaced, a new roof has been installed, radon mitigation system installed, central air AC system installed

My analysis: 

• Assume purchase price of 100K, 3K closing costs, 25% down @ 5.25% interest (quote from local bank), $600/yr insurance, 1600/year property taxes, 5% of monthly gross income for vacancy, 7% for repairs, 10% for CapEx
• Below, I've shared my analysis document. Using the current rents, i get a CoC return of 6.99% (booooo) and cashflow of $163.
• But i think the rents may be under market, I also think i can raise the rents if I charge for use of the garage (right now the garage stores the owners stuff). If i can increase rents by $50 each, I'm up to 10.34% CoC return and ~$260 cash flow.

Link to Google Sheet Analysis

I'm concerned about my analysis being so sensitive to $100/month. Thoughts??? Am i trying too hard to make the numbers work?! Thanks for your time/thoughts!