How to Estimate Costs When Analyzing a Deal

[Griffin Myers]

Hi all, I've started analyzing properties for my first deal. I'm looking in the Cleveland and Pittsburgh areas and have yet to find one duplex that cash flows. How do you come up with estimates for various expenses, such as insurance, water, repairs, capex, closing costs, etc.? I've been using ~$100/month for insurance, $100/month for water, then 10% of gross annual rents for capex and repairs. Using these numbers, every single property I've analyzed has come out cash flow negative. I know it's not easy to find great deals in this market, but I've analyzed a ton of properties and haven't found one positive one..