why do all my calculations look so pessimistic?

[Aleksander Dabrowski]

sycamore duplex

Hoping to find some insight on my analysis process. Been looking for properties for a first deal to hopefully do a BRRRR and am getting to the point I almost ignore the listed price to see how low I need to go. That number tends to be shocking to say the least, so I can only imagine the response a seller would offer.

If anyone can take a look at the analysis, I hopefully entered properly, I will really appreciate it. This property is listed at $74,000 and I had to bring it down to $25k with $20k in rehab to get $150/unit cashflow. I was hoping to get all money out and in this case I still hadnt. Insurance is estimated based on other quotes I got from an agent, though slightly better properties. Honestly, I even think the rehab estimate is low.

Am I being overly conservative on calculations of my deals, crazy, or just havent found the right property?

Any help and honest criticism is very welcome. thanks