@Mike Shulman where did you find the unicorn that doesn't have vacancy, repairs and capex. Closing cost will be more than a penny even with cash.
Taxes, in FL, will be more than 1%/yr as I suspect insurance will be also. What kind of property?
It's 2 quadplex buildings. Taxes are based off 2020 tax records. I used insurance rates based off the current quadplex that I own. Properties built in 1984 and is updated so I don't suspect they'll be that expensive.
@Mike Shulman - are you paying for any common area lighting, lawn care/landscaping, etc? I would budget for a PM even if you do it yourself. Don't factor in the "job" of property management into making the deal look better. Treat it separate, and if you want to pay yourself $1000/mo to self-manage then go for it. Are you paying cash for it? I don't see a mortgage. What if you decide to refinance later to buy another deal? I would run that scenario as well. Ultimately, its still probably a good deal.