Subtract what you would pay someone and hopefully give you 15-20 hours more to do other things like working with buyers and selling those properties. 

If this is for an idea of your net worth, I’d also subtract reasonable selling costs.

You can guess based on last year and add or subtract any changes, but that too comes with issues.

The analysis for flip, before you buy a property, should be reverse engineered from that ARV.Start with the ARV and subtract the profit you need to make. 

Aside from my banks, I just want to know what it is because I want mathematical confirmation that the crux of my actions over the course of a year (I actually track it about every few months if I'm not submitting it to someone) are contributing to rather than subtracting from my pot of gold. 

Average rent for 4 bedroom house can very depending in location for this example we will say it’s $2,000 per monthPer room rent will be $ 3,750 including the bonus/flex room subtracting the normal utilities average $300 to $450 it would a a total rent received $3,300 per house.Let’s say we add an ADU to this?

They would subtract the value of a bed and a bath, maybe $7500 for a bedroom and $5k for the bath and then factor the same for other things like pool/no pool, 1/4 acre vs 1/2 acre and so on.

Your analysis goes to finding out the current market price (which includes commissions) and subtracting the commission, typically 5 or 6 percent.No sane seller would care about your investment returns.

Take that number and subtract your mortgage and that will give you gross revenue.

I find it interesting that nobody really crunches the actuall numbers in Real Estate which I think is part of the cognitive dissonence we practice in order to make our investments look a little better.No 1031:Purchase: 120k, Sold 330k = 210k in just equityGross Rent: 220k - 60k expenses - 15k taxes = 145k <-- actual rental income$210k (equity) + 145k (rent) = 355k i.e. 355k -30k(closing) -50k(taxes) -25k(renovation) -14,500(recapture) = $245k=245k profit (including all rental income, tax deductions and appreciation.So if you had a mortgage, you would subtract the 145k in rental income and add 30k in principal.