I suppose I’m not really understanding what is going wrong on these numbers.its just that “leaving no money in the deal” seems to break the math. 

Is my math off?

Is my math off?

I'm working on a project for my master's degree in applied math; in particular, it involves being able to consider multiple factors at once to rank potential investments for which one yields the most efficient return on investment.The method analyzes inputs and outputs for which property most efficiently maximizes outputs, given its particular inputs.Inputs I'm using right now: Down Payment Amount, Rehab Costs, and Mortgage Amount.Outputs I'm using right now: Monthly Cash Flow, Cash-on-Cash Return, Cap Rate, and Initial Equity.For inputs, I figured down payment is a given, and I decided to keep rehab costs as its own category (rather than lumping it in with down payment as a total initial cash investment) because a higher rehab cost will usually have more time and effort that go along with it.

I wouldn't run an investment business with that math.

You have some big issues with your math and your statement of 'having no cash in' is not accurate. 

(Let me know if you want to see the detailed math) Now the property is golden because I saw the opportunity to make it into a good deal.

There are several areas that might be the culprit- price - you might be over market price - reprice accordingly (it is always better to get slightly less prr month but have no vacancy that be top of the market pricing and have to give concessions, have vacancies, etc- simple math will help here) LL/PM demeanor - are you treating potential applicants professionally?  

I have great math skills and analytical skills, but when it comes to real estate, I don't have that expertise at all.

@Hobart King math seems pretty simple here:!