Looking to evaluate 4 plex deal in Sacramento

[Rob Bivens]

$800000 price, 20% down. rent is 4250 and could be raised to 5200 minimum.  All 2/1 units.  2beds are going from 1200-1500 per month in the area.  These 4 are at 800, 1075, 1125 and 1250.  Recently renovated, so no renovation costs.  All estimates, but with a 3% loan, 8% vacancy, 5% repairs, 9% management, taxes, insurance, etc.  At $4250 per month I'm looking at about $105 cash flow per month.  With the extra rent raise it would be added on, minus the management fees.  

Anything else I might be missing?  This would be my second rental purchase, but first one in my local market.  I would also need a partner to get the full down payment.  

Thanks for the help!  

Rob