Modeling question - Are my numbers off?

[Alan Hale]

Is my modeling wrong?I'm running BRRRR deals through my modeling sheet and none of them ever come with positive cash flow. (All from the DFW area)

Attached is an expense chart for a house purchased at $250k with a $360k ARV, refinanced with a 6.65%, 20yr fixed rate. Debt service on this is $2308/mo which seems really high. I'll admit I do build in a lot of cushion (something I learned from my first flip deal) so I account for every possible expense.
The other picture (with the green boxes) is the return for possible scenarios - MTR, STR, LTR - but all have negative cashflow.
What am I missing?