I also spoke to an appraiser in the market for similar properties and he uses a Gross Revenue Multiplier because good operators will use their own business structures so they just need to know what kind of volume it does on its own. 

Once you take into account normal vacancy for your area (multiply the rent each month by that "probable loss", which in my area is around 5% but will likely vary for you). 

A lender friend of mine (here in Vegas) tells me they calculate by multiplying the purchase price by .0033 to get a fairly close estimate of the yearly premium rate.

Private money, investor equity, tenant vacancies can all eat up profits and it's multiplied on such a large scale.

Then multiply that feeling by a million or so.

From what I've seen, the city just takes your acreage and multiplies it by the zoning overlay to see if you can be MF, so there's not really a need to rezone if your property is already big enough. 

Subtract my 1600 mortgage payment and now I am netting 2,400/month in cash flow.  4000 - 1600 = 2400/monthMy now 10 properties will be gaining equity so now I can really aggressively pull out equity loans and multiply my portfolio.

Subtract my 1600 mortgage payment and now I am netting 2,400/month in cash flow. 4000 - 1600 = 2400/monthMy now 10 properties will be gaining equity so now I can really aggressively pull out equity loans and multiply my portfolio.

Subtract my 1600 mortgage payment and now I am netting 2,400/month in cash flow. 4000 - 1600 = 2400/monthMy now 10 properties will be gaining equity so now I can really aggressively pull out equity loans and multiply my portfolio.

For instance, The State of Florida charges Doc Stamps Taxes on the deed, so you would want to multiply your ARV/expected sales price by 0.007 to get that cost for your sell side.