You have to remember "extra" costs such as snow plowing and grass cutting that fall on the owners.

Below is the break down on the numbers.Purchase price: $46kScheduled Rents: $1300/month ($650 each unit)Expenses areGarbage: $60/mo (approx)Lawn/Snow Removal: $60/mo (approx)Water/Sewer: $60/mo (approx)Insurance: $58/moProperty Taxes: $283.33/mo (ouch, I think this is the reason for not making cash flow)Vacancy: $130/mo (10%)Capex: $130/mo (10%)Management: $130/mo (10%)Repairs: $65/mo (10%)Cash Flow w/ Mortgage (25% down, 20yrs at 6%) = $76.50/mo ($38.25/Door)Cash Flow w/o Mortgage = $323.67 ($161.84/Door)What am I doing wrong?

The odd and costly repairs, The mean spirited tenants and they were professionals, not from across the tracks by the river, snow removals, parking in unrealistic places, they adopted dogs that caused disturbances and turds, Just to name a few.

Maybe you want to trade snow for sand or vice versa.2.

If its an occupied foreclosure where the bank "knows nothing" and there are "no interior inspections - do not disturb tenants", at least visually inspect the exterior for signs of deferred maintenance and look for signs of occupancy like an empty mailbox @7pm, lights on, car tracks in snow, prior to making your offer. 

@David Zheng, you also forgot the water bill if its a duplex, property maintenance (trash, lawn, snow) etc.

forget insurance, cleaning, turnover, advertising, lawn care, snow removal, rental license fees, occupancy fees, inspection fees, closing costs, you left knee cap!

Not yet, but the inspector said that he's sure it's there because of all the photos of actual "green" growth and the moisture and damp wood rot throughout the house where there had not been rain or snow this winter.  

They can be difficult to predict the ROIs and also as an owner you will have some extra expenses (grass, snow, water, etc.)Please look at: Single Family vs.

So I kind of feel people who say it can't be done, might live in an area where that is not possible (I LOVE the "7 Years to 7 Figures" webinar but you can't even get a duplex for less than $300,000 and you can't live for free to house hack a FHA loan because the rents are to low... if I painted all of America with that brush I would never get out of Oklahoma... and that is my WHY for investing in Real Estate (there are people who have no problem driving on icy roads and in 4 feet of snow drift.