I also will probably have enough money in the case that the house needs a major repair on it.

Hey @Steve Uhlig, I'm not super experienced but I vet BRRRR deals using 70-75% of ARV and then subtract the cost of repairs.

The maintenance man cannot shut off his phone in case there is an actual emergency.

I'm not positive how much an investor would be willing to pay in Woodbury, NJ for a rental (and should probably hammer this down more), but I found the house to be just break even (after 5k in taxes, vacancy, repairs , etc.) at a $60,000 purchase price and assumed $1,100 for rent. 

.$0 in repair costs is a stretch- especially if you plan to increase rents...you'll need to justify the higher rent and that typically means improving the condition of the property = $$Your upfront equity position isn't great, but it looks like you'll start with a bit of equity...and if you decide to improve condition you can force the value as your NOI increasesBoilers are find if they are modern...looks like yours was replaced in 2017- definite positive5.3% on the loan doesn't look too bad...your DSCR is 1.15 ...most lenders will require this to be 1.2++ Vacancy is relative to your local market...not sure 5% is the right number to use or not...I look at CapEx different for year 1 and consider it an up-front out-of-pocket expense...but it looks like your units are in good condition so 5% may be right...maybe high...Water and sewer (and other utilities) seems low to me, but it's specific to the area...and maybe just for common areas?...

You can probably partner up with someone who will bring money for the repairs and 50/50 the added profit.

Ask to talk to the owner, talk to the local chamber of commerce, hit the phones spend a couple hours a dialing. 

They are marketing; estimating repairs; contracting; appraisals; and negotiating.

Send him and myself PM's and we can set up some phone calls to better understand your situation.Best of luck!

Just someone to give an honest diagnosis with a fair market value repair cost.