I'm a new investor and would love to hear your opinion on my 1st rental property purchase attempt in Southern California.

The good:

1. 4/2/2 1600 sf SFH with big yard;

2. flipped house so everything is new;

3. comps with smaller square footage or not so good condition are all over $100k (ARV is around $120k-130k), and seller countered for $75k;

4. it can rent for $1000/month;

5. it's a relatively safe and quiet area.

The bad: 

1. vacancy rate is like 20%-30% in average for that area because it's rural and has lots of rental properties;

2. roof is in very bad shape and will need to be replaced in a year or 2, which will cost about $5000-$8000;

3. no dishwasher, will cost about $1000-$1500 to alter kitchen cabinets and add dishwasher;

4. only has vinyl siding, not a good choice for high heat area and will stretch and sag, cost $5000+ to replace with stucco;

5. no separate garage door connecting main house, will cost about $1000 to add it;

6. house is about 2.5 hours away from where I live;

7. almost no appreciation.

Expenses: 

property tax: $1541

insurance: $570

property management: 10%

maintenance: 5%

tenant replacement: one month rent

I understand how hard it is to find cash flow properties in SoCal, so I'm struggling on whether to proceed with this deal even though cash flow is only about $100/month, not to mention cash on cash ROI is less than 5% considering all the capital expenses in the near future.

I welcome any input.  Thanks in advance.