@Danielle Perry you have to look at the closing doc to check if it was actually prorated and do the actual calculation.Sorry, hard to give an answer without actually seeing the closing statement and the property tax bills.

And out east were most investors really don't know the inner workings of how escrows close or how to prep docs its that much tougher.. 

The roof looks in relatively good shape (I don't know the age) although I did notice a very small leak in one part of it and the facia is rotted in several places. 

Got closing docs today.

Or are you wanting a full on sub doc review?  

As far as closing costs go, see below:-Title fees-Title insurance-Hazard Insurance-Lender's closing fee, underwriting fee, or any other flat fee they charge-Origination fee-Attorney fee (if the property is in an attorney state)-Doc fee for closing docs-Prepaid interest through the end of the month you are closing-Recording and transfer fees on titleThat will cover most of your normal closing fees. 

They are limited doc 

As @Greg Scott mentioned, this is on the low end of deals like this and remember nothing is promised (check you docs on that).I own SFR homes that have far exceeded 10% returns due to their appreciation over the past 10 years or so.

Two of my rentals have some leaking from the ceiling in the rooms and don't see much actual damages on the roof itself.

I have been messing around with some no-doc HELOC scenarios with a lender.