However, after reading about rental properties and the low interest rates I decided to refi to a 30-year @ 2.875% last month.CASH FLOW/CoCROI: I ran the numbers and including all fixed costs (mortgage, taxes, HOA, etc) and variable costs (repairs, capex and vacancy) I am break even (math below).

But the math is right.  

I am more than capable of learning the math quickly, since I am now focused on learning everything I can as it pertains to a calculator.

@Todd PultzOur property is a 3BR 1 BA in Plymouth MA. The

If you go that route, you're going to want to make sure you have trusted, vetted contractors you can rely on so really do your homework to find good people to work with.

Not to mention I haven’t really explored how selling it and things like capital gains would affect my taxes or really done my homework yet on that if I do flip itSo, while I’m not trying to be vague, I just wonder what everyone’s thought may be given the market being pretty good right now, so a good time to make a healthy profit versus hang onto it.

@Matthew Weidinger Sounds like you've done your homework! 

You would just do the math on what purchase price you want to be around and factor the 20-25% down payment. 

I wrote a book on apartments, but you did the math pretty well.Again, if EVERYONE reported CapRates the same way (kinda like a GAAP for owners and brokers), I'd be OK with it.However, everyone has a reporting bias.  

Use an amortization calculator to do the math.