2 Duplexes with positive cash flow

Here are 2 duplexes I found in the Atlanta,Ga area that are both 100% occupied and generating positive cash flow. I'd like to know if these two properties are a sound investment. Both of these properties are represented by the same agent and maybe the same seller. Are they a good deal? If so , what are some ways of funding a down payment?

Here is Property #1

CASH FLOW DUPLEX OWNER CARRY W/$10,000 DOWN

# Price:
$79,900
# No. Units:
2
# Building Size:
1,400 SF
# Price/Unit:
$39,950
# Property Type:
Multifamily
# Property Sub-type:
Duplex/ Triplex/ Fourplex
# Property Use Type:
Investment
# Commission Split:
3%
# Cap Rate:
10%
# Occupancy:
100%

Highlights

* Recent Appraisal of $112,000, Built in Equity
* Large Units w/ many amenities
* High Demand Rental Area near Kroger Citi-Center

* Located in Booming Intown Atlanta
* Local Management is Available to handle this investment
* Excellent, Turnkey Investment
The units rent for $550/month each, providing a total of $1100/month in potential rental income. The owner will carry with $10,000/down payment.

Here is Property #2

Cash Flow Duplex - Owner Carry W/ $10,000 down

# Price:
$89,900
# No. Units:
2
# Building Size:
1,200 SF
# Price/Unit:
$44,950
# Property Type:
Multifamily
# Property Sub-type:
Duplex/ Triplex/ Fourplex
# Property Use Type:
Investment
# Commission Split:
3%
# Cap Rate:
10%
# Occupancy:
100%

* Fully Renovated, Excellent Condition
* High Demand Rental Area near public transportation
* Tenants Pay All Utiliites Including Water

* Local Management Companies are available to handle this investment
* Tons of New Construction in the area
* Located in Booming, Intown Atlanta

Each unit features 2BR/1BA and rents for $500/month. Total income is $1000 per month for both units. Additionally, the tenants pay all their own utilities including water/sewer