I'm looking at a 3/2 SFH 1,430 sqft in Fayetteville, Arkansas--in the western part of town out toward Farmington. My estimates are:

Purchase price: $130K, 20% down, mortgage of $466/mo.  Gross rent of $1,200 with estimated vacancy of $120 (10%).  Monthly operating expenses include: $120 property tax, $100 insurance, $120 property mgmt (10%), and $170 maintenance.  Nets a monthly cash flow of just over $100, with cash on cash return of only 5%.

This would be my first deal. Am I missing anything in my expenses? Should I avoid such a low COC?

Thanks for any feedback.