Reading BRrr calculator

[Lee Haenschen]

I was kinda testing/playing around with the Brrr calculator and fix/flip calculator. 

Is there some key numbers that need to be paid extra attention to? 

I filled in all the numbers that I could come up with and ran the calculator. I am looking over the numbers and don't see anything alarming or exciting about the deal.

Monthly income:700

NOI: 5,706

Monthly expense: 412/416

Total cash needed: 24,700

Monthly cashflow: 288/284

COC/ROI: 14%/18.5%

pro forma cap rate: 10.97%

purchase cap rate: 14.27%

Is this monthly cash flow after refinancing for the cashout? 

I feel like after 2 years of lurking on here I should know what the target rates should be.....but at times my interest/family will pull me away from REI learning for months at a time, I feel like I start over each time I come back !