Deal Analysis Help, Always calculating negative cash flow

[Linden Hausmann]

I've been doing a lot of deal analysis and keep running into negative cash flow unless I cut my purchase price by at least 40%. Is this why everyone talks about needing to find off-market deals to get a price that good? I can't imagine a seller accepting 40% less than he/she is asking for. I am about 2 months into my REI education FYI so not sure if I am doing something wrong in my deal analysis.