Help analyzing a deal

[Ronilson Ribeiro]

Fellow BPs,

I need help analyzing my 1st deal.

Multifamily 4 Units (1 bedroom - 2 and 2 bedrooms - 2) located in a small income city:
Listing Price: $100,000.00
Down Payment: 20.00% (assuming)
Annual Interest Rate: 4.00%
Gross Monthly Operating Income: $1,880.00
Total Monthly Operating Expenses: $1,469.93
Monthly Mortgage Payment (PI): $381.93
Acquisition Costs and Loan Fees: $2,000.00
Cash on Cash Return (ROI): 22.37%??

What are your thoughts? 

Regards