Cash flow is calculated by making certain adjustments to net income by adding or subtracting differences in revenue, expenses, and credit transactions (appearing on the balance sheet and income statement) resulting from transactions that occur from one period to the next.

I was able to divide the property to create two separate units with the intent to divide the listings as well as offer the whole house to larger groups.The larger of the two units was initially going to rent for between $290-$425 seasonally adjusted and the smaller one for $125-$250 ish.

@Eric Martinez start with your expectations and goals then adjust either your goals or your investing location until you find a place that works for you. 

@Donald J Ireson I have a sheet that I fill out to see how I'll do on cash and adjust what my different expenses will be for the property.

It'll be a bumpy first few years and your adjust but it's totally worth it in the end

Adjust rents to pay the tax man in a downturn and it's out of harms way. 

The cost numbers are generated by the state and are updated frequently as cost of materials and labor constantly adjust.

In fact, I've had some great BRRRR deals return negative 150% in the first year because an ac condenser had to be replaced.All of these numbers can be adjusted with different strategies which is why people won't get excited about a cash on cash number until they know what your cashflow is.

I do think initial plans (especially in new realms) do tend to get adjusted substantially with added expertise and experience. 

That makes the risk-adjusted return more attractive that it'd otherwise be.