Is my analysis too conservative?

[Account Closed]

I feel like a lot of the deals I look at would cash flow but when I run them through my analysis spreadsheet almost all lose money.  I'm fine with being patient but I want to make sure there's not an error in my analysis.  Below is a sample property for sale in my area that I would have thought would cash flow, but according to my analysis it would not.  Any thoughts or ideas?

My assumptions on my analysis are:

    Advertising = $2.50/unit each month    

    Legal & Accounting:  $5/unit each month    

    Groundskeeping:  $80/month average

    Water/Sewer:  $20/unit per month

    Trash:  $15/unit each month

    Maintenance:  $75/unit each month

Number of Units	4
Down Payment	20%
Vacancy Rate	10%
Initial Repairs/Unit	$5,000
Monthly Repairs/Unit	$75
Avg Rent/Unit	$413
Purchase Price	$120,000
Down Payment	$24,000
Reserves & Repairs	$22,268
Est. Closing Cost	$3,000
Loan Amount	$96,000
Rental Income		$1,652
Expenses
Mortgage	$756
Advertising	$10
Legal & Accounting	$20
Grounds Keeping	$80
Water/Sewer	$80
Gas & Electric	$30
Trash Collection	$60
Vacancies	$165
Tax & Insurance	$208
Management Co	$165
Maintenance	$300
Total Expenses		$1,875
Total Monthly Profit		$(223)
Total Annual Profit		$(2,673)
Paid Off Annual Profit		$(23,003)
Interest Rate	5.00%
Years	15