Multi Family deal analysis - Criticize this!!

[Mike Bean]

Hi BP! Below is my analysis of a property that I could see myself investing in. If I had the funds I think I would have at least offered on it. Although this property is no longer on the market, I'd love to get some feedback on my analysis. Just so you have some context, I'm planning on using an FHA loan to house-hack and I believe the rental estimate to be fairly conservative. Tenants will pay utilities besides water. Assuming this place only needs cosmetic repairs, is 10k a fair estimate for rehab costs?

At 10k rehab costs, CoC ROI would be around 15.5%. In my head I'm thinking I could get total rent of close to $4,600 but I think my water estimate might be too low.

Don't be nice! tell me what I'm way off on and tell me what I've done right.