Question on 50% rule and Cashflow analysis

[Joe Ward]

I'm just starting out with market analysis and property analysis for small multi as a first cashflow investment vehicle. My question is how to apply the 50% rule and cashflow rule properly for analysis.

For example, applying the 50% rule on a property that I'm looking at, the cashflow comes in at around $150/unit , a base hit - short of the $200/unit home run.

However the CoC is a whopping 20% and the gross rents are around $300 / unit ... which according to the multi webinar I just watched are both in grand slam territory. Am I misunderstanding the 50% rule and the application of the $200/unit cashflow rules of thumb?