What's the secret to getting properties to cash flow in Dayton?

[John Tilstra]

I have been looking for properties in the Dayton, OH area and am struggling to find places that cash flow. The primary culprit seems to be the high property insurance rates. Obviously the solution is simple: find better deals. But as I look for better deals, I'd like to sanity check that I'm not way over/under calculating something. The following property is a duplex in Vandalia. I've used a 5% vacancy, with estimates of 10% for maintenance, CAPEX, and management. Again, the fly in the ointment crushing cash flow is the projected $4800 tax bill. Welcome anybody's insights on the best way to find deals that cash flow a little better (buy all cash? go C class? multi-family? etc.) Thanks!