You then add all the revenue present values and subtract all the expense present values.

Even subtracting property management, that dog will hunt, and quite nicely.

It cost me less than $30/month and allowed me to focus on investing and building my portfolio and my business.If you do the math you will learn that you are not getting 4.5% dividends, after you subtract all the fees you'll probably end up being very close to zero. 

Let them be part of the motivation.Everyone is either a divider, subtracter, adder, or multiplier. 

I can add and subtract..

Anyone trying to value the land by subtracting it from the appraisal of the house may also run into problems with the IRS.

For analysis I take 35% off the gross rents before subtracting out operating costs.

Things like an extra bedroom, or a dishwasher, or a corner lot, or an extra parking stall, ALL have value that can be added or subtracted to arrive at your final figure.

If you pay more than the formula you most likely will reduce your profit.If you plan on 6 months between your buy and sell and that you are earning 20% during that time you can count the cost of financing and subtract it from your profit.Good Luck.Bill

As said....actual costs to buy, repair and hold...subtracted from net proceeds from sale, disregarding any loans, where the money came from, who lent/borrowed what.