Learning how to analyze

[Brandon Vannier]

Hey guys, I am learning to analyze deals in the market for the time I am ready to invest. I have found a property I'd possibly like to invest in of I had the money so I want to hear what you guys think.

Located in Rochester, NY.

Purchase price: $112k 

Down Pay @ 25%: $28k

Loan: $ 84k @ 4.5 % 625.61

Operating Expenses:  $1048.34

Insurance est: $83.33 

Tax: $116.67

Vacancy: included GSI

Property management ~ 10%: $151.67

Total expenses + Debt Service: $2025.28

Monthly Income: $2565

Monthly Cash Flow: $539.72

CF per unit: $134.93

While this is good I'd like to see $200 per unit so I tried a purchase price of 85K

Purchase price: $85000

Down Pay @ 25%: $21,250

Loan: $ 63,750 @ 4.5 % $494.89

Operating Expenses: $1048.34

Insurance est: $83.33

Tax: $88.54

Vacancy: included GSI

Property management ~ 10%: $151.67

Total expenses + Debt Service: $1866.77

Monthly Income: $2565

Monthly Cash Flow: $698.23

CF per unit: $174.56

If I was able to purchase this @ 85k it would put me closer to the $200 mark, this is my first deal analysis so I could have a lot wrong, but what looks good and what looks bad about the deal?