5 family analysis help please

[Donald S.]

Hi everyone. Got a potential property I want to make an offer on, wanted to run it by some collective mind stress testing. 

5 family, 4 1+1, 1 2+1 

Max purchase 190k

Rent 2600/mo (room to raise)

PITI 1225/mo

25% down, 25yr fixed @5.5% 

Closing 3k

Down payment 47500 

Vacancy 8.4% 

Repair 5%

Capex 5%

PM 10%

Landlord utilities 150/mo

DCR 1.56

GRM 6.09

2% rule? =1.33% 

Cash flow net $486

COC ROI 11.2%

Currently fully occupied, c+ neighborhood, only multifamily on the block, room to raise rents to ~2750 easily. So thoughts BP?