The home needed a lot of work including roofing, windows, siding , kitchen, baths, and mechanicals.

Some investors think that just because they are section 8 they don’t care where they live, they just want a roof over their head.  

You can probably beat $2000/year insurance, but the management fee should be 10%, you need to factor in turnover too and 5% is probably not enough for both maintenance and turnover and I assume you added it, but you didn't mention property taxes (which have been terrible in Jackson County lately since Frank White decided to jack them through the roof). 

Thank you I’m going to need it, happy new year to you!

Both bathrooms need a complete remodel as well as the kitchen, the ceiling in 2 of the bed rooms are bowed (previous roof leak that was fixed) so new ceiling drywall, appliances, flooring, and paint throughout.

It's an A-framed garage with shingles roof, gutters, windows, and a 32" exterior door (in addition to a 16' operating face door). 

It's a 4 bedroom SFH for $325k, built in 1990 and it's got many upgrades including a 2024 roof.

2 unit house 30 year FHA 6.6% major renovations (roof,bathrooms,kitchen,etc) home has appreciated 397k when appraised to 550k zestimate (similar comps in the area are 500k).

A standard roof that use to cost $15,000 to replace, is now well over $30,000 to replace in many areas of the country. 

How old is roof, mechanicals, FFE?