You need to calculate it as investment income - expenses (including annual taxes and income taxes on your gains) - increased equity (loan paydown - that is part of your profit, but it isn't part of your cashflow)If you are looking at this on only a monthly basis, you'll miss annual or semi-annual costs or seasonal variations. 

im planning to buy a 3 unit property in NJ here is the details purchase price $369000seller concession $10,000closing cost $15000downpayment $18500rate 4.651%1st floor 3 bd 15002nd floor 3bd 1418 (section 8) hoping to get $100 or more 3rd floor 2 bd 1250property taxes 11500 ( with town stating 2% increase upcoming year) so add 300 to that insurance is 200 a month estimate water is 200 a month estrepairs 200 est ( was recently rehab 5 years ago)vacancy 200 estmisc 100 esttotal cash down is 23k for everything reserves taxes etc since 10k concession is going towards closing imliving in one of the unit's bedroom with cousins so i expect to net $600 a month and live rent-free. the basement is unfinished but would like to find an investment app or site that will show me 5 to 10 years from now how this investment will be seeing how i would live in the property for 1 year. 

- can you increase rents?

You were $60K + $65K in and it appraised for $219K, 75% increase over invested?

To be fair one unit was in the process of evicting a tenant, however, they had dropped the ball on the eviction as well.Along with the owners, the 3 units were given a quick facelift, primarily consisting of paint, blinds and some new flooring.Yes, the demand is high.

When I increased rents by 100/month and cut utilities in half that number drops to 66% (4 units vacant).

We're getting slightly below market price but plan on increasing the rent some when we close.

l.. statistics show only increasing prices.

The Boston MFR market is just plain nuts and the same holds true for pretty much anything inside RT 128 and even out to many parts of the inside-495 belt.In general, you'll find property values increase the closer you get to Boston. 

My motivation to start out buying and renting out properties is growing day by day but I am looking for any guidance and advice on how to move forward with a few properties that I predict with not only grow in value in the near future to sell but to provide consistent cash flow month to month.