Cant get numbers to work, need advise please.

[Brian Grant]

Hey All, I need help I have been running numbers on investment properties over and over and I can not seem to make the number cash flow. Please take a look and tell me what ya think.

Built in 1962, central Tucson Az, 3 Bed 2 Bath, 1408 Sqft.

Income  Realtor advised amount to easily rent quickly. $700.	Cash Flow Total monthly income $700. -Total monthly expenses $849. Total monthly Cashflow: $-149. Total Annual Cash Flow $-1788.
Expenses Taxes $108. Insurance $100. Vacancy $100. Repairs $50. CapEx $100. Property Management Fee $129. Mortgage bases on $72,760. $262. 4.5% % 25% down Total Monthly Expenses $849.	Cash on Cash Return Down Payment $18,190 Closing Cost $2,500 Rehab Budget $10,000 Misc: inspection $400 Total Investment: $31,090 Cash on Cash Return 9.6%

BiggerPockets: The Four Square Method for Analyzing Rental Properties form.

This is an REO, the realtor is advising to start at the listed price of $72,760. dollars.

The property will need interior paint and a good cleaning.