What am I doing wrong?

[Fallon Gilbert]

Hey all,

I'm newer to the real estate game and I've been analyzing a bunch of deals but none of them seem to be penciling out. Either none of them work or I'm doing something wrong. I'm inclined to believe it's the latter since I'm new at this. Of course, there's the number that makes ever deal work, but I'm struggling to find any 'reasonable' numbers (not $100k under listed price). 

I'm looking in the Winter Haven/Davenport area and I've been analyzing with either conventional loan details or seller financing options. I think the reason may be due to me adding some 'cushion' to be safe on the numbers which is typically: 10% property management fee, 5% capex, 10% maintenance, on top of any HOA fees and so on.

Any advice or guidance would be appreciated!