When you subtract taxes and insurance from the 800 cash flow, this is probably negative or very little cf.

As I am writing this, it makes sense to me that it would be 5050 cost down the middle after the rent from the 2 bed is subtracted out of the total monthly expenses. 

I subtract mortgage and interest.

Anything else to consider or calculate before subtracting all those expenses from the sale price?

You need to subtract whatever percent of those people who should have been foreclosed in 2020 or 2021, or at least average them out over 3 years. ps. 3 year black rock stock return is 40% gain, 5 year is 60% gain.

When/if they do happen, they will reduce the CF for the period of time your are paying for them, but the base CF is when you take the rent and subtract the known expenses that happen every month from it...PITI.For me, all the rest of those expenses, are covered from a business LOC that isn't attached to any one property. 

I’ve seen several proforma from turn key companies include it in operating expenses as a variable expense but on the DealCheck website it has it subtract off the top of operating income.

I typically subtract 3%, of the ARV.Realtor Fees: What is the commission you are willing to pay your listing agent (unless you are the listing agent) and the buyer's agent.

Subtracting AMT and tax on base earnings (145,658 - 9546 - 22304) gives a value of 113808 which should be the capital gains tax.

Subtract from estimated market rent.