Evaluating Duplexes & Class of rental (A, B, C)

[Paul Hamilton]

Hi all, I'm new to BP and have seen a few posts that refer to the rental class. How does one determine what class the rental property is in? Obviously, location, but am I seeking out specific numbers, and if so, which ones?

Also, I've run every duplex in the RMLS through the rental calculator and all of them are coming back as terrible investments. Granted, I'm putting in 3.5% down (FHA) and plan on house hacking (I do add my "rent" to the calculations). I even changed one to 20% down and it still comes back as -$250 a month. I'm doing 10% cap ex, 5% vacancy, 0% management (I'll do this while living in one side), 10% maintenance.

Here is the MLS # 21022614. I'd love to see what numbers someone else comes up with. The less money I can put down the better. Newly divorced, switching careers from teaching to real estate. Times will be lean for a little while.

Thanks in advance.