new to real estate investing

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I just joined this forum as google pulled it up quite frequently.

I am about to purchase my first investment property and would like to know the formula to find out the ROI. I would like cash to be in my pocket instead of spending it all on the property and taxes etc. I understand most will be going to the property but if my ROI is above 9% I will be happy...still looking for that perfect deal - I have viewed many properties so far and the numbers look good according to the broker and agent - but they do not have property invested so why should I take their word - if possible please provide and see if you can provide me all the proper formulas with investing in property

ROI etc