Is this a good deal? TN needs help on atlanta

[Terry Kendricks]

I'm currently living in memphis.  My agent lined up a deal for three homes in stone mtn Atlanta that bring in about 2700 a month.  Asking is 250k.  I did the numbers and they sound good with 20% down.  1.2% on 2% rule. 

19% coc roi.

8.6% cap rate. From bigger pockets calculator.

what do you fine folks think? good deal?

and also, Is there a creative way around dropping 20%(50k) on this deal out of pocket or is that just a fact of life.

Long time listener first time caller