@Alex Soto sub 1k properties use a higher % for reserves. My minimum for repairs is $50 per month. What is included in your capex budget? Mine has roof, floors, hvac, appliances, hot water heater, bath remodel, kitchen remodel, exterior paint or siding, etc. Look at the lifespan of commercial flooring. Almost all have 10 year life span. My area it is 6 sf to replace. Assume the property you are looking at has 1000 sf of flooring. $6000/10 year life span/12months in a rear=$50 per month for 1 item. You are already short $21 for capex.
Most lenders limit cash out refi for rental to 75% of ARV or $67500. To get any loan you must have insurance. The farther you are away from a fire hydrant the more expensive the insurance will be. Unlikely this will cash flow.