.htaccess rewrite help needed

RewriteRule ^([^/.]+)/([^/.]+)$ //root/pages/$1.php?parameter=$2 [L]

RewriteRule ^admin/([^/.]+)$ //root/pages/admin/$1.php [L] RewriteRule ^admin/([^/.]+)=([^/.]+)$ //root/pages/admin/$2/$1.php [L]

I am getting a page not found error for the last rewrite rule. The first two rewrite rules work fine but I am having trouble with the last one. I already made sure that the file was in the correct folder.

Edit: Posted on mobile so I don't know how to format code on my phone.