Multi family in Phoenix az

[Huan Yang]

So the realtor just sent me this property info: Area around 12th and Indian school, class B neighborhood? Asking price 625k 10 units total. Rents are: One 3 beds 770 Two 2 beds 640 Seven 1 bed 540 Total per month 5640 Monthly utilities 1900 Individually metered right now the owner is paying all Insurance 2646 Owner will carry long term with 125k down. Not very familiar with Phoenix market. Doesn't seem like it's going to cash flow very well. The realtor says there is upside on rents and switching to individual utilities. Need advice! Thanks!