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?

[Jonathan Greene]

Let me ask you a side question here. Have you seen any of these properties? Since it says you are new to real estate and sharing calculations, my experience is that a lot of new investors are spending a lot of time "modeling" and zero time actually seeing homes or multis or commercial properties in person. If that's the case and you aren't viewing more properties in person than you are making spreadsheets on, you are destined for analysis paralysis.

Spreadsheets can only tell you estimations based on numbers given to you online or by a real estate agent whose job is to sell the property. AKA the numbers don't mean that much until you see the property. Best practice is to do this type of modeling after you've seen the property and gotten the reps to know what all the numbers mean.