Just closed on first deal ! Am I beating myself too hard on numbers

[Elton John]

Side by Side Duplex Purchase Price $365K

B+ area

Negotiated roof to be replaced and property needs about $10k in cosmetic work.

Income potential $3.6 - 3.7k

PITI - $2.6K

Rent Vacancies - $185 (5%)

Repair & Capex - $460 (12.5%)

Trash, Sewer, Cold water -$100

NOI - $300 monthly or $3.6K annually for CoC of 6% if both sides rented.

I plan to live on one side, eliminate the rent I was paying of $1,600 and rent the other unit for $1800

The deal does not look bad even though margins are tight, but I'm just beating myself a bit as this was an off market deal through cold calling a motivated seller and I could have potentially lowered the price to $350k with some better negotiation. Right now I have a 6% loan, but if I can refinance that to 4.5-5%, then there will be another $250 in cashflow, bringing CoC return to 9-10%