If I'm using a conventional loan that offers 70% LTV on a cash-out refi, I calculate the maximum loan I can get.  

As i do my calculations, in which i put 6% on CapEx, 6% on Repair / Maintenance, 2.3% property tax plus the PM fee (8% of gross rent plus full month placement fee), i almost never find any property that is cash flowing (even just a small number).

I’ve been looking at properties and trying to analyze them via calculators for flip, BRRR and rentals like crazy but they never come out as making a profit even though on the surface some look really good, others look like seller is too greedy.

then calculate what using other people money (ie not a mortgage but money from investors) will cost you..... 

When calculating capital gain tax, what is considered as the purchased price?

The price the tenet pays me leave me with a decent cash flow of about 500 after all payments have be calculated.

Google for a future value calculator.

BP has a similar calculator.

I’m trying to have some idea to calculate for reserve capex needs.

If you or anyone have a good resource or calculator on this, I would greatly appreciate it (hope I didn't break any rules with that statement)  In the past written off all of the HELOC interest, but that was typically what I had used for upgrades and repairs on my primary residence.