With 5% - Numbers Don't Work

[Nicholas Kitchen]

Hello all ... having some issues with making the numbers work with such little down payment. I'm using mortgage/interest, taxes, insurance, 10% management fee, 10% maintenance buffer, 7% vacancy rate in my excel spreadsheet. Every property I come across it's showing basically $0 or negative $ NOI. Are people really getting amazing deals that the numbers work?

I'm looking at four quadplexes at $359k each with each of them at $33.6k gross yearly. By putting 5% down it just doesn't seem to work. Am I missing something or are my numbers suuuuper conservative?

Thanks for your responses in advance! :)