CoCROI, IRR, NPV, etc. etc. Do you include down payment only?

[Aaron Moayed]

When analyzing the financial side of your investment (getting CoC return, ROI, IRR, etc.), do you use JUST the down payment of the property, or do you factor in things like closing costs (paid in cash), traveling/hotel stay, LLC filing costs, CPA consulting, research costs, etc. (AKA capture all or just down payment)?