Sanity Check my analysis?

[Spencer Funk]

Hi Everyone, 

I am looking at doing my second buy and was hoping I could get someone to check me out. I am at the stage where I need to figure out how much to offer. My first was a house hack so there was little to no risk to me. This is the first time I need to rely on analysis..

There are two duplexes right next to each other, listed at $159k+$165k=$325,000

Current rents are: 3 doors @ $800 and one door at $900 for a total of $3,300 total gross rent. (Passes the 1% rule.. but nowhere near the 2% rule...)

Taxes: just under $1700 for both of these respectively, which I work out to be $283 a month.

Insurance: I got a quote @ $1,303 which works out to be $217.

With Vacancy & Repairs @ 10%, I am looking at $330 and with Cap Ex @ 5%, I am looking at $165.

All added up, my net (before paying for my mortgage) is $3,300-($283+$217+$330+$330+$165)=$1,974. If I can get them @ 300k with 5% interest and 20% down, I should be netting $686 with a mortgage at $1,288.

Does this look worth doing?

I am feeling like a damn robot with the cap ex, repairs, and vacancy. How do I know how to move these numbers around? Can I go softer on these numbers since I am getting 4 doors out of the deal because I am pooling my risk? I honestly have no idea how to intelligently work these. Is it really nothing more than plugging the numbers into the spreadsheet? I suppose I could find out how much estimated life is in the roof and AC and really nail down my cap ex projection, but other than that, not really sure here...