@Theresa M Anderson You do not have any capex(capital expenditures). What are those. Roof,appliances,flooring, painting,hvac,cabinets,gutters,etc. Anything that you will have to replace in the future. Example: flooring 1200 sf @ $6 sf + $7200 / 8 year life span / 12 months in a year = $75 per month in floor capex. I use 8% vacancy,5% repairs, and 10% capex. You should include property management 10%.