Please help with first deals!

[Tu Le]

Twin house for sale . Asking price is $60,000 for each =$120,000 been on the market for a while . Probably can get two for $1000,000.

Need about $25,000 in rehab each. = $50,000

Cash deals - all in will be $150,000 for two houses.

Arv = $160,000 both

Rent = $2,400 for both

Taxes is $6,500 for both($541 both each month )

Insurance = $2,200 for both ($183 both each month)

Vacancy = $240 both (10%)

Repairs =$120 both (5%)

Cap ex = $120 both ((5%)

Trash = $200 both

Property management = $0 self manage

Am I missing anything .

$2,400-1404= $996cash flow =  $11,952 per yr

What is return on investment. 

Is this a good deal and how long can I refinance the house to get the money out.

Thanks