[Calc Review] Help me analyze this deal

[Nickolaus Cabcabin]

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*This link comes directly from our calculators, based on information input by the member who posted.

This house is a multi family duplex which is going for 434,000 USD . I counter offer with 380,000 USD (515,000 USD ARV) and i will be charging each unit 1,900 USD (1 percent rule) a month. I am planning on putting 28,000 USD into repairs. 

Everything looks good except the Cash on Cash ROI. its around 5 % and I cant figure out how to adjust the numbers to get it to 12 %.

Can anyone help me?

Thanks, 

Nickolaus Cabcabin