I also subtracted the actual rent owed and rent paid to show them how much they had been underpaying.

Subtract out the interest, taxes, repairs and maintenance you paid of $232,000 and you are left with a loss of -$82,000.

Know how to get the ARV and what to subtract as far as repairs.

All your properties are on one bill and you can add or subtract properties as needed. 

then minus your taxes, insurance, vacancy, etc etc.... everything except your Principal and Interest (loan cost).After you do all that subtraction, what you have left is what you have to service the loan (let's say $350)You can use Excel's PV function to figure out what your offer looks like.Using 5.5% interest rate (expressed as .055/12), over 30 years (360 months or "periods"), and with $350 month gives you an offer of 61,642.62.

I would at least subtract the $25k estimate from his $280k "bottom dollar" and start there.

Subtract about 5% of rental income.

Then subtract any amount you plan to use towards down payment for your next place to know what you're working with.

I am struggling to make sense of this deal.I have solid numbers from the bank.PMI would be 136/mTax is 459/minsurance is 80/mcurrently the 4 units bring in  $2400/monthMy loan is for 200000 and intrest rate is 3.6%We were planning on staying in one unit so subtract 500/m and we would be negative cash flow on day one. 

On a 29k home, it is likely you would be lucky with 5-7k if that is the as-is condition. it is a percentages game.Here is a quick example of how much to pay:ARV -(minus) Repairs *(times)  0.7     That will get you to the 70% rule that many flippers will want to see. after you get to that number, subtract the fee you want for your work finding the deal, and there it is.So,ARV - Repairs x 70% rule = Price you sell for.