Positive COC and negative ROI?

[Evan Huiting]

I've just started to practice analyzing deals and I came across a deal that looks good in prospect. It's a multi family that rents for 200+ each side that is selling for 190,000 which looks to be a good deal to me. It has a 12% cash on cash return which is what I've heard to shoot for but a negative ROI. I don't really understand why so I could use some help explaining. The address of the property is 1306 E Sylvan Ave #1308, Appleton, WI 54915. Along with that what is the best way to practice analyzing properties and is there any good video of one of the bigger pockets guys analyzing properties so I can get a better idea of what they are looking for and how they create deals? Thank you.