Rental Property Evaluations - CoC Returns

[Adam Delort]

Hello!!!!

I am curious how you all analyze properties... currently i am having an extremely hard time trying to find anything that gets over a 8% cash on cash return on any properties purchased for rentals.... I tend to take the following into consideration (all on a cost per monthly basis):

1) mortgage (principal and interest)

2) taxes (monthly)

3) Association dues if applicable

4) Repairs (5%)

5) Vacancy (7%)

6) Insurance ($45 for places with association or $85 without)

I can go get a 7% return on my money just investing it into mutual funds without the headanches of tenants. So how do you guys find deals that net you a 15% plus return?!?!?!? IM STRUGGLING!!!!

Adam