NEED ADVICE! Please. Rental Property Analysis - Oregon

[Antonio Tapia]

This is currently contingent, but I decided to run numbers on it anyways.

Property: 1639 Main St, Sweet Home, OR 97386

Listed Price: $445,000

4 units2/1s ~(842 S.F. Each)

Comp Rents: $1,000.00

https://www.realtor.com/realestateandhomes-detail/1639-Main-St_Sweet-Home_OR_97386_M15670-78725#photo1

• Vacancy- 6% ($2,880)           
• Management- 9% ($3,360)  
• Maintenance- 7% ($3,360)    
• Cap X- 7% ($3,360)  
• Mortgage & Interest - ($2,403) PITI
•  .....Each unit is separately metered for electric, landlord pay water/sewer and garbage

• sewer/water - $225/mo
• garbage - $125/mo
• Total: $350/mo  

What I got..

Cap Rate: 2.1%

Cash on Cash: 9.82%

(Using $445K purchase price, 20% down and I used 2% on closing costs.)

If it were possible to pass the garbage/sewer/water expenses over to the tenants it looks like the Cash on Cash could be 14%

and a Cap of 3%. 

Does this look like I ran the numbers okay!? 

Thank you all!!!!