First good deal or is it?

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Hello BP, I am writing you to get your vibe on a deal I am involved with. It's a 4 plex in deep south Texas. I am looking to burr with ARV at 300k.

1. Financing 279,000 at 25% down so loan is 209,250.

2. Rents are low at 670 for each door they should be at $725.

Income 2675 i will move eventually to 2900. Have estimated 5,000 in repairs not including HVAC.

3. Good location. Fully occupied all leases are expiring within year. 4. After inspection new roof was not done correctly, HVACs all units old(20yrs), orginal appliances, other small repairs.

5. The seller agreed to fix roof with 9,000 concession including a purchasing year home warranty ($1145) on all appliances including HVACs.

6. My analysis shows Cash flow is at 423.00 after all expenses paid.

NOI 16,774, CoC is 8%. I'm in the negotiating stage does this counter sound reasonable? I still worry about having to replace aircons. Thoughts?