Deal Deep Dive - West Jersey Side by Side Duplex -Second purchase

[Matthew Amabile]

Deal deep dive of what I currently have under contract - let me know what you think:
Side by side duplex in a C+ neighborhood in West Central Jersey. Each unit is a 3/1 in decent condition. It could use some paint and new floors on interior, but not needed and will rent quick when vacant.
Purchase price: $160,000

Appraised at: $200,000

Current rents: section 8 $2050 combined with leases up next march - will be increased to $2600 total minimum

Insurance: $1088 annual

Taxes: $4644 annual

Utilities split and tenants pay everything except for sewer and water - $50/ month

The house is in good condition but will need a roof within the next 5-10 years. Boilers and water heaters are new. I am buying this hard money with a 10% down lender and can refi within 30 days with the same lender.