am i over calculating?

[Robert Jenkins]

So i'm looking to flip properties and have some experience in residential and commercial real estate. Is that causing me to over analyse expenses?

i assume if i bought a property around 200k i would need to sell it for atleast around 305k to walk away with a profit worth the effort.

(200k + 3% buyside closing costs = 206k)

305k - 3.5% closing costs - 6% realtor fees = 277k

277k - (assuming a round number) 25k rehab costs = 252k

252k - 206k = 46k profit = roughly 18% Return on investment.

are my calculations going overboard? Are there really just no good deals that i'm seeing? NOTHING has met these numbers and i'm starting to wonder.