[Calc Review] Help me analyze this deal

[Cody Rosenbalm]

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Would you do this deal?  It's in a fast-appreciating area with lots of population growth. It has decent cash flow, decent cap rate, and decent  coc-ROI, but it fails miserably on the 2% rule and the 50% rule. How does a property fail so bad on these rules of thumb, but still seem to be a decent investment?