Where is vacancy, maintenance/cap ex, asset protection, PM (include it even if self managing as you deserve to be compensated for your efforts), utilities, misc.  

I then modify those numbers based on the buyer's preferred down payment/return hurdles.

Consider house hacking when rates and prices are a little more balanced with reality.I would prefer a duplex/triplex but I know getting into a single family home and renting out the rooms is more accessible .

There is a case for buying well-located solid assets that produce immediate current cash flow at reasonable leverage. 

Leverage  anything in the US  so you can  use the cash to buy in CR  ( US home / 401K / other assets ..etc)  ...pura vida !

As for Cash flow, I think it depends on the deal structure as you mentioned, but also strategy/approach (cash flow vs building asset, holding long term).

I’d revisit the pricing, happy to go over it on a phone call if you would prefer.

I'd prefer a small business.

. ✌️ (and don’t forget to calculate short term capital gains tax - that’s why I prefer passive income over flipping)

Most don't use them all; some fill them themselves with their preferred coffee or tea.