Which calculator to use

[Michael Norris]

A friend and I have come across what we believe to be an interesting property. It is an abandoned property, with the last activity of "new construction" being in the years of 2009 and 2010. It is only studded out on the inside. 

My friend is looking to potentially borrow money to fix the property and house hack the property once finished. 

Question: Which is the best calculator to use? 

I have ran the numbers in the BRRRR calculator and they all had negative cashflow. I used the Rental Property calculator, figuring no private money, and two out of three purchase prices resulted in cash flowing.

I can provide numbers if needed. Thanks in advance