The agent simply takes the gross rents, subtracts taxes and insurance and divides by the purchase price. 

So take your GPRI at market rates, subtract for vacancy, and multiply by .3, and that should give you a ballpark NOI to then apply your cap rate, probably around 9% for this property and market, and that will give you an estimated value. 

You might be able to use annual statement + transaction history from Dec 30th to present to make it work.If the funds cannot be sourced adequately, what often happens (as a sort of compromise alternative to "loan denied") is that the will pretend they never saw the money and subtract that amount from your current balances.

Profits will still be determined by subtracting expenses from total revenue.

When that tenant moved out, I subtracted it off the damages and unpaid rent. 

@Neil Gulden, it's not impossible to find a "cash-flow" deal in Boston as I've personally seen it done before, but in my years working as an agent that specialized in rental investments and working with both small and large landlords alike, I've not seen the kinds of deals others in the BP community laud as successes per the 50% and 2% rule, or at least not in mass quantities like in other states.To clarify, my understanding is the 50% rule is you take 50% of your monthly rental income, then subtract all monthly expenses such as mortgages, property taxes, and HOA fees (if applicable).

Risk premium is cap rate subtracted by the 10 yr t bond.  

Then, subtract all costs plus a profit for builder from ARV to determine potential wholesale price.

Now do the same thing, but after you double it, starting with Day #3, take half of that day's "profits" out before you double it again...as in:Day 1 = 2cDay 2 = 4cDay 3 = 8c (subtract 2c for half of the day's profits) = 6cDay 4 = 12c (-3c = 9c)Day 5 = 18c...and so on...for 30 days.Quite a big difference isn't it?

Subtract your desired cash flow.