Either way, (just my opinion) it's not worth the expenditure for only one property.

(Deleted gas expenditure as I guess that is included with electricity which the tenants pay).  

It cash flows 370 per month if im very conservative and include repairs and capital expenditures.

My analysis shows a $500 Negative cash flow with the rent roll I was provided using 7% for vacancies, 7% for repair and maintenance, 7% Capital Expenditure, 10% for management. $400 a month for landscaping, property taxes and insurance.The seller had originally said that none of the tenants had signed a lease and none of them had paid any deposit. 

I have used 4% for repairs and another 4% for capitol expenditures (more than what I saw on the example webinar).

I was running some numbers and figuring in capital expenditures on a home at 10% since the home is on a sound foundation, built in the late 1980s, had the roof replaced 5 years ago and has a brand new water heater.  

I hope you are accounting for capital expenditure on big ticket items, as sooner or later you will need to replace some of these.

Be sure to set aside funds for acquisition costs, closing costs, TILC, and capital expenditures.

However I am sure that I would be able to rent it quickly and I feel very confident in the improvements that I made in order to make a great rental with very little capital expenditures.  

However, I do not see where you would have accounted for repairs, property management or capital expenditures/special assessments.