25/yrs old 4 plex first deal. Please help analyze.

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Hello bigger pockets 😀

This is my first multi family purchase. I am 25 years old and have experience in construction. I am a electrician and my brother is a electrician and a plumber. It's is in a area that in borderline low income. The house itself is not glamorous inside but is 100% rentable and the tenants stated they were comfortable and happy there. It is a fha loan so I will owner occupy one unit. It is on the busiest street in the town which I think is great for advertising. I entered the numbers into the bigger pockets rental investment calculator and it said a ROI of 64%. That seemed too good to be true. I would just like to know is this seems like a good investment. This will not be my only deal. I'm also currently working on a seller financing 4 plex. Please help analyze this deal. Thanks so much.

Town- East Hartford CT 

Units-4 (fully rented) (3000/ month) (All 1 bedroom units)

Taxes-6100/year 

Rent-750/each 

Repairs needed - roof (will try to have owner pay for cost of roof at closing 10,000$)

Future upgrades- convert the attic into a extra bedroom so two top units with become 2 bedroom units (rent will increase to 900/month for 2 units), replace all windows in the house, install coin operated washer/dryer. I'm a electrician so I will do all labor by myself

Contract price (185,000 with 5,000 seller concession for closing cost) 

Down payment- 3.5% (6,475$)

Mortgage payment- 1600$/month

Fuel type -gas (owner pays for tenant) 

Recent Upgrades- electrical service 

Size- 3100 sq ft with 12 car parking lot and 2 car garage

Built- 1917

[Michael Noto]

Pay for the condition the house is in NOW. Not future potential. 

so you are at $2100 per month with the mortgage payment and taxes  

You still have to factor in the gas heat for all tenants that you are paying for, maintenance, cap ex, vacancy, water/sewer, insurance, etc. 

Since you are going to owner occupy the rent roll is $2250.  So you will be losing money every month. 

You are paying more than top of the market prices for a place in a low income area, that needs work, and that you are paying tenant heat for. 

Not a deal in my mind. Especially for a live in first time landlord. Disaster written all over it if you ask me. You are going to get crushed paying for the heat. 

Just being honest. Sorry if this comes off blunt.