How to manual calculate COC return?

[Edgar Funes]

Hello everyone,

So I have a question...?

I checked to see if an multi house investment could give me a good Cash flow or good Cash on cash return. So in the messy picture I will post below I got a 39.72% rate of return annually and a 7.94 Cap rate. I know I am doing something wrong or missing something what can it be? The only thing I haven’t place is my amortization and appreciation rate but that should make it more.

I did use the calculator and got around 10% but I like to deal with the numbers and understand the math very well that’s just me, any help.