She doesn't do electrical or HVAC but did almost everything else for me.

But how does it look with some basic rules: 45% expenses (55% if you pay electricity and gas), current rents (not future). 

Cash or finance, what of the numbers you ran on the property (taxes, insurance, albeit outdated what of the major systems you might have to fix or replace like roof, hvac, plumbing, electrical). 

I've also set aside $100/month for sewer/garbage/water and plan to have the tenant cover electricity.

@Chris Blount..I  perform basic estimates, but If it's a major problem, I get contractor in after house under contract(only)..Basically, during  inspection period...I also work with some good handymen for pricing...HVAC, Roof, Plumbing, Electrical(licensed unless it's minor)...If moving forward with deal most will come out, but might charge a small fee...Once your'e doing deals, no fee...

The best one on my list is Reputable Electric.

Initial investigation reports that not electrical and no sign of arson.

Since I'm not putting any money in, is this a good investment of time and energy?

He says the house "Needs minimal work, brand new roof, needs new AC, electrical needs in the basement."

Here's what I have;West Palm Beach triplex 322k Unit 1: 2/1 1,050 sqftRented for 1,175 until 3/1/2018Unit 2(upstairs to unit 1): 2/1970 sqftRented for 1,300 until 12/1/17Unit 3 (detached with private parking): 1/1620 sqftRented for 900 until 3/1/18 Has a one car garage that I can convert to a 2nd bedroom (estimated cost 5k)Built in 1929 bought two years ago by seller Claiming to have done 130k worth of work Both building are flat roofedSeparate electrical and owner pays water Last triplex sold august, 2016 for 302k that had smaller unitsFinancing:3.5% down fha 4%P&I: 1,477.50Taxes: 443 monthlyInsurance: 384 monthly (high estimate) (I will live in extra built room in unit 3 for 6 months)Good or bad deal?