Calculating monthly cash flow

[Jon Dang]

Hello all, I am looking to get my first rental soon in the Houston area but I am having trouble finding + cash flow. I was hoping yall can review my calculations and assumptions. Also, I am trying to follow the 1% rule as well. The property I have found that have a + CF has like < 5% ROI. I would greatly appreciate any advice when evaluate a home. Thank you!

Rent: get from rentometer or craiglist

Expense : redfin payment calculator (principal and interest, insurance, taxes, HOA) + CAPEX (5% rent) + Repair (5%) + Vacancy (8%) + Property management (10%)

Cashflow: Rent - Expenses