Unless someone did the math wrong or missed a decimal point, that's really bad and you're way underwater. 

I've spoken with finacial mentors recently, secured a few potential investors, and I feel a wave pushing me forward but I'm obsessed with doing my homework.

I’m getting pretty comfortable with the math and calculators on it, in terms of being able to know what ARV would need to be to make it all work.

I'm going to keep looking.If I'm able to find a 20% down, the mortgage will be around $1900 a month and I would cashflow ~850 a month.Total invested would be the down payment (77k) plus closing costs (13k) = 90k.That's a COC of 11%.Is my math right?

Take lots of general math, bookkeeping, statistics, and finance courses, so you can work the numbers for proposed deals and learn how to compare properties.

And you need to do your homework.

My math has you cash flowing ~$200/month, which isn't bad.

Get the expenses from the owner or call the utility company.My math shows you closer to $400/month cash flow.

And that cheap doesn't equal deals-hense mention that most of the time when I do the math it would typically make much more sense to buy new.But I am still curious if anyone has insight into my original question.

The math is going to be the math, regardless.