Is this a good deal - any OK investors who know landlord/tenant

[John Moore]

Hello, we are in process of purchasing 5 units. 

(1 sfr and 4 plex.) We are considering a conventional loan with 20% down and then transferring title to LLC or Trust (any experience in this would be very appreciated)

Would like another set of eyes on the numbers. As this is 3 separate structures, the insurance will be higher (any insurance recommendations will be much appreciated) 

160,000 - price (well maintained. all rented.) 

$26,700 SGI (below market rents)

estimated projections - 

7000 - expenses, water, management. 

4900 - new taxes and insurance

10,800 - debt service

5,900 NOI +/-

A few factors why we are on the fence, water is master metered. Owner pays this. 

No washer and dryer in units, or shared laundry. A plus to save on water but I think tenants prefer to have laundry

available and that is a plus when increasing rents/turning units. Can you increase rents to account for the water bill? or introduce a coin operated laundry and then increase rents? Any experience with this?

Does anyone have rentals in OK and can help with a few questions?

Lastly, any recommended lenders? I spoke to a couple but not found that awesome lender who can really offer guidance for best loan scenario for this investment with 15-20% down. 

Thanks so much.