Can't seem to find deals that cash flow

[Steven Gillmer]

Hello San Antonio investors!  I have only been in the market for a few months, but I was super excited about living in a market that would allow me to invest locally.  Unfortunately, every deal I analyze ends up in either miniscule or negative cash flow.  Here is a sample of a single family home in northeast S.A.:

Purchase price $110,000

Rent $1250/mo

Mortgage $594/mo

Insurance $100/mo

Taxes $267/mo

Repairs (5%) $62.50/mo

Capex (5%) $62.50/mo

Vacancy (Varies, but for this example 7%) $87.50/mo

Property management $104.70/mo

Net ($28.20)/mo

So, obviously there is a way to make money here or nobody would be inviesting.  Please let me know your thoughts on my assumptions and how I can find deals that will provide a cash on cash return of at least 10%.

Thanks!