Help with a deal: C neighborhood duplex

[Tim Watts]

I could use some help in thinking through a rental property.

Duplex: both units are 2/1... 1920's yrblt.  Asking price is $40k but might get it for $28k (negotiating).  Some deferred maintenance (paint, roof, interior work when tenants move out). With repairs... lets say $40k into it?

I don't see appreciation in this neighborhood.  Near a university but on the edge where the neighborhood starts going downhill.  A C or C- area.

Numbers:

• Total gross rent is $700 / month... I think this could be at least $800/month, but evaluating based on what it is.
• Taxes and Insurance $110/mo
• Utilities $80 / mo
• management fees $50/mo (8% management... not to mention leasing fees that I put into the vacancy number)
• repairs $140 / mo. (old building is going to need repairs... is 20% too high?)
• vacancy $130 / mo (I did one month plus the leasing costs)

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• Cash flow $190/ mo if there is no mortgage.

I would really like to BRRRR my rentals... so with a mortgage, it drops down to about $30/mo.  Which is no good

My conclusion: This could be ok if I can get the rents up... but still not a great deal... and I don't like betting on ifs. 

Do you agree?  If I could get it for even less, is there a price point it does become worth it?  Seems to me that rent level and the expenses make this a weak deal.  What thoughts do you have?