Newbie BRRRR return question

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I am a relatively new investor (3 years in and 12 doors). It has been a casual affair for me but now looking to ramp up.

I am having difficulty getting an ROI that I could compare to other investments (like Stocks, CDs, etc.). I basically take all the money I put in, minus out all of my expenses and do a simple ROI (in-out)/out and that works great except for the few properties where the amount of the loan was actually more than I have in the property (I.e. I actually cash out). In that case the denominator of the equation is 0 or less than zero.

In that case how do I figure out the ROI (if zero I get a divide by zero error and if negative return if less than zero).

Any help much appreciated!