Cant get numbers to work, need advise please.

[Brian Grant]

Hey All, I need help I have been running numbers on investment properties over and over and I can not seem to make the number cash flow. Please take a look and tell me what ya think.

Built in 1962, central Tucson Az, 3 Bed 2 Bath, 1408 Sqft.

Income  Realtor advised amount to easily rent quickly. $700.	Cash Flow Total monthly income $700. -Total monthly expenses $849. Total monthly Cashflow: $-149. Total Annual Cash Flow $-1788.
Expenses Taxes $108. Insurance $100. Vacancy $100. Repairs $50. CapEx $100. Property Management Fee $129. Mortgage bases on $72,760. $262. 4.5% % 25% down Total Monthly Expenses $849.	Cash on Cash Return Down Payment $18,190 Closing Cost $2,500 Rehab Budget $10,000 Misc: inspection $400 Total Investment: $31,090 Cash on Cash Return 9.6%

BiggerPockets: The Four Square Method for Analyzing Rental Properties form.

This is an REO, the realtor is advising to start at the listed price of $72,760. dollars.

The property will need interior paint and a good cleaning. 

[Joe Villeneuve]

Why are you trying to make the numbers work?  The numbers either do or they don't.  In this case they don't...that means pass.  The numbers don't lie...so don't argue with them.

The most expensive word in anyone's vocabulary, but is deadly in a REI vocabulary, is "rationalization".

The numbers are telling this is is a bad deal...listen, and don't argue.