REI portfolio for sale in rural community

[Jason Bedsaul]

Hello BiggerPockets Land,

I posted this to a different thread so I apologize for the cross-post. 

Looking to do a deal that would assume another investor's portfolio in a rural community that already has renters, property managers, etc. The towns are really rural, but stable with some growth; think working class C+.

Here's the top line numbers (rounded a bit):

• Current Valuation: approx. 495k (little hard to determine in rural markets)
• Offer: 400k
• Current Monthly Income: $7250
• NOI: $3200
• PITI: $3625 (assuming 5% on a 15 year)
• Monthly Cash Flow: $650
• Vacancy assumptions based on 2018 rent rolls: 10%
• Allowing 15% for Repairs, Maintenance, Cap Ex.
• CAP 9.53%
• GRM 55

The portfolio is 5 apartment units, 1 duplex, and 8 SFR. Units are in rentable condition, but all could use a cash infusion so the opportunity for limited forced appreciation is there; capped by market valuations for the area.

Does this look like a deal you would do? 

Is it crazy for a first time investor to jump into 15 units off the bat or is there strength in numbers that spreads the risk around a bit better than one or two?

Thanks for any input.

-Jason