Need to work on the math a bit, but open to any advice. 

You Make More Than Zero DollarsSimple math: 100% of no deal = $0.00 every time.A good deal, even if you’re getting only a piece of the profit, still makes you money.

If we assume $1285 in gross rent, or $5140 per month for the quad, the 8% PM fee would amount to $411 per month or $4930 per year after year 2.Now if we do some simple math:$18600- 6240 for miscalculated rent- 4457 for miscalculated HOA dues= $7903 in cash flow per year. 

I recommend a simple spreadsheet to check your math and it will make it simple to adjust each year.End the complaints.

I am not familiar with NY regulations, but investigate whether you can charge each tenant ~$80/mo for the gas (do the math).

One side could rent for 1200 easy, 2400 - the mortgage is 1k.The math is simple on these.

Focus on positioning yourself as a problem-solver with a compelling vision, and don’t hesitate to seek mentorship from experienced developers.

Bringing the seller in on the deal not only gives them an opportunity to benefit from the upside of the flip but also positions you as a problem-solver, which can build trust and goodwill.

Perhaps he runs negative cash flow while repaying the purchase loan or there is something I missed so my math didn't add up properly.  

This isn't hard math here buddy...."