When I run my excel spreadsheet with the costs of owning a home or rental property, here are the incomes, expenses, and tax considerations I consider when deciding profits or losses.

Market Value @ the time of purchase
Net Price from seller
+Closing Costs on top
+Buy + List agent commission on top
Interest Rate
Down Payment %
Years(term) of Loan
Starting Loan amount

ANNUAL HOLDING COSTS
Annual PI(Principle Interest) Paid
Annual Property Taxes
Annual PMI(Private Mortgage Insurance)
Annual Hazard Insurance Premium

Annual Maintenance
Assoc Fee/lawn-snow-ins, etc.
Annual Marketing for rent
Annual Unpaid Waterbill
Annual Unpaid Rents
Annual Carpet replacement
Annual Re-Paint expense
Annual Vacancy Lost Rent $
Total Expenses Annually

Avg. Months Vacant each year
Monthly Rent

SELLING COSTS
Market Value if sold retail
6% list fee
1% seller closing costs
PITI holding costs until close
Pay to get to show mint condition for resale
Months vacant while listed on MLS
Average Annual Appreciation
Years Held

Total Expenses Holding Costs
Total Expenses Selling Costs
Total Holding + Selling costs

Total Rents collected
Total Commission Reserves

Net to Seller
Months Held
Loan Payoff at sale

AFTER THE CLOSING
Proceeds at close
Net$ Pre-Tax(less down payment returned)
15% Capital Gains if >1+ year
Net $ After Capital Gains

Other things to consider
Annual Rent Increases
Depreciation Write-Off
Depreciation Recapture
Interest Write-Offs
Rental Income Tax Bracket
Interest Only Loan
Vacancy factored in while rehab
rental deposit retained
option deposit retained

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