Unless you're highly cash-flow negative, I think you're doing much better than you're feeling. 

This is an interesting project with several aspects to consider.

Appraisers give no value to the business aspect, so the property is sold at market value, even if furnished and even if there are future reservations on the books. 

If I NEED to sell within five years, this calculation provides insight into the real-world return that incorporates these vital aspects of the investment.I want a balance between steady cash flow and long-term appreciation potential. 

Right now there is no sign of flooding or anything, but just wondering if that is a positive thing or negative thing to the property?

I must be because that is crazy negative cash flow.  

Even with all those issues seems like a great deal as you said  I purchased for $105k and put about $80k into repairs/reno, I did get some rent along the way and sold for $180k and was out of pocket for the commission and closing... net negative about $8k. 

Littell expects the slowdown to deepen, with annual appreciation likely to dip further into negative territory by year’s end, signaling the end of rapid price growth in commercial real estate.

In normal markets we try not to raise rents more than $100 per year but in aggressive markets we have raised 20% - 30% and in declining markets we have had negative increases.

Consistency and targeting the right audience were critical aspects I initially overlooked.