[Calc Review] Help me analyze this deal

[Pearl Cook]

Hello experienced investors. I've been going back and forth on this duplex trying to make sense of all the numbers and am at a crossroads and would really like some help analyzing this purchase.

I ran the numbers as if I would be renting out both sides since this would be the goal in 1-2 years time; tenants would be responsible for all utilities. Realistically, however, I wouldn't be making any money in the first couple years, only lowering my expenses since I plan on house hacking for 1-2 years. Financing would be through VA loan; I'm fairly confident I could get a 2.5% interest rate or better.

The ultimate goal would be long term cash flow.  But, how do I determine what a realistic dollar amount I should be targeting per door?  Thinking about long term goals I initially had a goal of $200 monthly cash flow per door, but is that too much to ask for in San Antonio market?  This deal doesn't meet the 1%, 2% or 50% rule so is it a dud? 

I'm still active duty therefore I can't go all in on a fixer upper because my schedule and availably is unpredictable at this time so I'm targeting new builds to keep maintenance expenses low. Also, lets not forget the steep taxes in TX...how do I factor in increasing taxes? Am I going to be in a negative cash flow situation in a few years if taxes go up and rent doesn't?

Last thing..the closing costs seem a little low to me but I couldn't figure out how to adjust that. 

What say you? DEAL or NO DEAL?  Any feedback you can provide is greatly appreciated; What am I missing? Not taking into consideration? What else do I need to consider? 

Thanks in advance!

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

[H Will]

Pearl, I'm also in SA... dual military.  We rent our starter home in NC for the same reasons you rent yours in FL.  I'm new to SA and real estate investment so I won't attempt to comment on your deal.  Just wanted to say Hi and connect.  :)