Multifamily Deal Analysis - Criticize This!!

[Mike Bean]

Hi BP! Below is analysis of a property that's no longer on the market but is one I think I probably would have offered on if I had the money for it. I think my estimates for rent are average for the area. For context, I'm planning to use an FHA loan and house hack for my first deal. Tenants will pay utilities except for water. I'm assuming this place would only need cosmetic repairs at maybe $10k, let me know if that is too low. I think the water estimate is low and if it was higher would bring down the CoC but let me know what you think.

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