That does help a little, in the fact that after you subtract your debt every month, it is almost the exact same number as my income.

Subtracting off the $65K purchase price leaves $27K you can spend on the rehab.

When you level set the numbers and subtract inflation, many markets see low appreciation.

I would do that for sure.. we have a proctor account.. we add and subtract properties on line daily.. no one looks at them etc.. you need at least 100 plus properties at anyone time to qualifyalso we only pay daily.. so if property is off the account in 30 days it might only cost us 22 bucks.. that sort of thing

Within all of those categories of NOI, there are different ways to calculate it:  Off of the purchase price only with recurring capX above the line (in other words, subtracted from NOI), off of the purchase price only with recurring capX below the line (in other words, subtracted from cash flow but not from NOI), All-In which means purchase price plus costs of upfront capital improvements with recurring capX either above or below the line. 

So then you’d subtract your debt service from your remaining $160k.

https://www.realtor.com/realestateandhomes-detail/...After doing some number crunching assuming the following:5% down payment5% interest rate0.9% annual PMI payment2.6% annual property taxes based on sale value$480/month property insurance (1% of sale value ÷ 12)Total estimaestimated PITI = $5,123Rents assumed at $1750/ month for each unit based on the rental ad they have for 1 unit.Monthly Cash flow if BOTH units were leased after only subtracting PITI is estimated at $(1,623).

It's better to focus on getting tenants that won't subtract from your bottom line, insurance, or peace of mind.

For operating profit, I then subtract the costs of running my business - marketing, sales, rent, office supplies, etc.  

That could subtract from the per unit value over a comparable 4-plex.Zoning really varies by area.