Pro Forma Variations

[Shannon Sadik]

I had a great pro forma and was very familiar with working in it. However, I saw several other pro formas on this site and wanted to compare just to make sure I was doing everything correctly. I have looked at 4 different pro formas and each time I enter in the same numbers for expenses, but get different net operating expenses, cap rates and cash flow every time. Does anyone know why this is occurring and which one I should use? I realize there may be some slight variation in the numbers due to the order of calculations and whether you count PM (10%) x rent collected vs rent expected, but I shouldn't be getting such contrasting numbers. Help!