Does this thought process for analyzing a property make sense?

[Bennett Dickerson]

House listed at $365k: 1 bed 1 ba, 871sq ft

• I estimate rent at $2,000
  
• 260$ monthly HOA fee, passed onto renter?
• 3% buyer agency fee, important? Just added to price of the house pretty much?
• 1% rule: ideally house would be rented for $3,650/month. Not near true. Rule less applicable in such a hot market?
• Given the 50% rule that half of the rent will be spent on fees:
• Say I put down 100k, leaving a 265k mortgage, 30 year mortgage which would bring the monthly payment to $1,253 at a 3.92% interest rate
• $2,000 (rent) - $1,000 (50% rule) - $1253 (mortgage) = -$253 in monthly cash flow
• Takeaway: not a good investment
• COCR and ROE not applicable given negative cash flow