Taxes: Here's a link to the Dallas CAD (Central Appraisal District)http://www.dallascad.org/SearchAddr.aspx 1) Type in the address of the property you would like to find the taxes on.2) Then click the address hyperlink.3) The estimated taxes will be at the bottom of the page. 

The purchase price is $45,000, and I estimated, with that bid in mind, $6,000 for repairs.

Also, do you know what is an estimated rehab per sqft?

Additional $23,600 estimated in repairs.

Here are the details: Duplex built in 1999Target Purchase Price: $392,000Unit 1: 4 bedroom 1.5 bath rents for $2100/monthUnit 2: 3 bedroom 1.5 rents for $1900/month (we would occupy this side)Total monthly income: $4000Expenses:Principle + Interest: $1950Insurance: $100Mortgage insurance: $253Taxes: $720Vacancy (5%): 200Maintenance/repairs: $330 (1% home value/year)Cap Ex (5%): $200Tenant responsible for utilitiesTotal expenses: $3753 (this does not factor in property management as we will be owner occupying, however if I factor in property management at 9%, it would add $360 which would be negative cash flow).Total cash flow $257CAP rate: 6.4%Cash on Cash return: 9%Without property management we should have positive cash flow, given that I am estimated expenses correctly. 

However, you're missing closing costs and down payment estimates, which could impact the analysis.

Insurance estimates?

Given that the property is in "a rough area", I'd estimate 10% vacancy.

Having 5 units also does give you some protection if 1-2 units have tenant issues, which is good.The estimated closing costs of $3,000 seems a bit low to me, but that certainly varies widely from lender to lender and from area to area.

Once you know what kind of tenants you have and their living habits and periodic inspections of their unit, you get a good feel for things and a good estimate of what you will be doing in repairs and improvements over the years.