Is my analysis of this multi-family property correct?

[Shane Mcc]

Asking Price: $325,000

6 Units

Unit Type: 4 two bedrooms, 2 three bedrooms. Monthly gross $3945.00. Which seems low but I got off the phone with the realtor and this is what he tells me. 

Asking price: $325,000

Down payment 25%: $81,250.00

Capital Improvements: $20,000.00 (this is an arbitrary dollar amount I put in the equation)

Loan Amount: $263,750.00

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Loan Information:

Loan Amount: $263,750.00

Loan Period: (Amortization over 30 years but this is considered commercial property so I'm not sure how the loan amount would be structured?)

Interest Rate: 6.5%

Annual Taxes: $8552.00

Annual Insurance: $2500.00

Monthly Payment: $2588.07 (with insurance and taxes)

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Monthly Income:

6 Units: $3945.00 monthly gross (6 Units * 657.5 = $3945.00 monthly gross)

50% Rule: $3945.00 / 2 = $1972.00

$1972.00 - $2588.07 = $616.07 Negative cash flow

My question is, did I evaluate this property correctly? I know running the numbers this investment def. isn't a good deal but my question is did I look at this investment properly? Did I run the numbers correctly? What did I do wrong?

Thanks