No money down using HELOC & mortgage, but tiny cash flow?

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Howdy! Still trying to figure out if this is a deal or we should walk away...

Home is duplex in good shape, on the next street over from our home, and currently has renters.

Buy price is 280K, appraised at 285K. We have a mortgage for 210K at 5.875% and a Line of Credit for the balance and closing costs at 5.74%.

I estimated the monthly expenses at about 600 plus CapEx at about 200 per month. I estimate the roof has 10-15 yrs left and the HVAC has 5-10, otherwise the place is in very good shape considering it was built in '61. We do have cash reserve of $10K that we can easily access without penalty if we need it.

Rent from the units is 900 & 1200, 2100 total Local vacancy rates are about 10-15% for rentals (we are 1 mile from a large college).

If it was our own money we were putting down, I think it would be easier to say I'm uncomfortable with the lack of cash flow. The fact that we wouldn't need to be out-of-pocket to purchase the property, plus the location and condition make it harder to say no.

We currently rent a small apartment off our garage and have Airbnb in our home, but this would be our first (and likely only) rental.

I really appreciate any unbiased advice y'all have for us!

-Jada