Mortgage payments often are a compilation payment as many get other items escrowed into it and taking that whole # will throw off accurate analysis. 3 Fixed Expenses: These are your KNOWN annual expenses, think of it like a cost for the whole thing existing.

Some of the the best ways to find off market commercial and multifamily properties is to compile lists from city and county websites if available or through a paid service like List source, Reonomy and CoStar or you can use free resources like Loopnet, CREXI, Craigslist, tax database, brokers, property managers, title companies, environmental consultants, building inspection companies, appraisers, landscapers and other companies that service commercial and multifamily properties and driving for dollars.The real key is in how you approach the owners and then the follow up.

For each category I have a price/estimate - then essentially compile everything to get to my estimate.

You can also compile a list for local Home builders association as well as google search.You can fam vacant lot owners in established neighborhoods and get lots under contract and flip to builders.

Between a CPA, attorney and previously compiled information, I do not see a need for such a program.

I am in the process of compiling data of local competitors to see the demand.  

So I recently compiled several motivated seller lists and began to call them.

I've compiled a quick list of publications pointing towards Milwaukee as becoming a tourist destination for your reading pleasure :-)https://www.eater.com/2020/1/7/20961410/best-places-to-eat-travel-2020https://www.forbes.com/sites/laurabegleybloom/2019/12/19/best-places-travel-us-2020/#5e5d9bae4898http://www.vannuysnewspress.com/2020/01/05/milwaukee-to-be-americas-most-showcased-city-in-2020/https://www.bizjournals.com/milwaukee/news/2020/01/16/viking-to-add-great-lakes-cruises-bringing.html 

I noticed there isn't much info out there on commercial real estate so I want to compile all the information I learn during my journey into a book, hopefully, to help others like me. 

@Robert Los If you are new to the market I have some market research I have been compiling I'm will to share.