[Calc Review] Help me analyze this deal

[Nathaniel Porter]

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*This link comes directly from our calculators, based on information input by the member who posted.

Hi, my name is Nate. I'm new here and to realestate investing. I have a question about the calculators and how these numbers work. 

I originally ran this property through the Rental Calculator. The same numbers, because the property in question has been on the market for almost a year and apparently not one person wants to mess with a property that has over 10k a year in taxes (yes really - I checked). It's in amazing condition and the area is crazy high rental occupancy. So I thought I would pitch an offer than made sense. 

Now according to the Rental Calc, I end up scraping by (best case scenario) at around $700-$800/month. On a 400-480k loan, maybe I'm being unreasonable, but that just doesn't seem right. 

So I put the same numbers through the BRRRR Calc - my reasoning being I need to refinance anyway if I want to use this property to fund other deals, and I was curious what kind of equity I would be looking at. 

So the BRRRR Calc gave me numbers at $917/month PRE_REFI, and over $2k/month POST-REFI. 

So I am confused. What am I doing wrong? I've also analyzed several other big-number deals, and come up with the same issue. 

Help, advice?