Good real estate investment deal?

[John Poling]

New to investing. Been looking for awhile. Found an off market deal on 5 houses all duplexes/triplexes/fourplexes. Total of 15 units. All the properties are decent shape. One house will need a partial roof(other half already done) and one will need a boiler before winter. Everything else looks fine. All units are occupied except 1. The vacant unit osnt terrible. A good cleaning and its able to rent. Asking $450,000 for all. Bank will lend 75% at 4.65% arm 10/15/20 year depending. I currently have my house paid off and can do a heloc for the other 25% down payment @ 3.25% for up to 30 years. Total expenses for the property is $2489.08/month which includes taxes and utilities. But doesnt include insurance which is around $1,200/year. Total revenue from a fully rented portfolio is $8,250/month. Is this a good deal or option. Any help or guidance appreciated. It is going in an llc with me as a personal guarantor.

[Jonathan Greene]

If you are new to investing, why go in so big? No matter how good the deal is, are you prepared for this type of management? If deals are hard to come by where you are, it seems a little quizzical that a 2% deal is out there. I wouldn't strap yourself down to go so big on a first buy of 15 units if you don't have PM experience and property investment long-term knowledge. What's your management plan? What type of tenancies do you have? Have you confirmed with banks that the rents are being paid? What if you get them and find out 8/15 tenants didn't pay in May due to COVID? You will probably need a year of reserves right now with the bank as well. How tight do you want to get?