Second, if the sources in option # 1 don't have any info, I will use the tax assessed value (or that value multiplied by a lower percentage, say 80%, if I want to be more conservative) as the "assumed ARV" when negotiating my price with homeowners.

im trying to make sure i have a ROUGH (i know it isnt going to be exact) estimate on cash flowim just trying to make sure my basic formula is right so i can track the performance i have already had easier (i have not taken money out to upgrade properties etc so i am not putting that into my equation)im also listing all costs as repairs just for simplicity (would include management fee's, legal fees, & other write off capable items)flow before taxes = rent received-mortgage payment- insurance -property taxes - repairsflow after taxes = flow before taxes + .25(mortgage interest+ insurance+ property taxes + depreciation+ repairs)i say .25 multiplied by the sum of all of those listed because thats the money you are going to actually see, if you depreciate $3000 you arent going to see $3000 so its not really cash flowing into my bankcould this be an ok way to get an estimate, or are my theories wrong on how im calculating this?

With the fractional reserve banking the amount of new money created is determined by the money multiplier.

You need to multiply that by 70% (0.70), subtract the repairs (let's say $20K) and then, subtract your profit (let's say $5K).

I am confused why you would not first multiply the total rent by 50%, then calculate the NOI after teh 50% haircut.

I kind of peaked around this section of the forums but I'm not entirely sure where might be the best place to start, what cap rates I should be looking for, how the 50% rule works, rent multiplier, etc.

So here goes: (I'm not sure all the info I need to post for help analyzing, so I'll post what I see in the listing)5 unit2BD/1BA each (3 upper apts, 2 'garden' apts - whatever that means)Rents: $625-$625 (3), $600-$600 (1) $300-$600 (1) I don't understand $300-$600 Also looks like the 2 garden apts are vacant1 washer, 1 dryer coin opGross rent: $1525Total Monthly Income: $2800Total Annual Income: $33600Gross Rent Multiplier: 5 (what is this?)

It will cost you to start getting rent from empties.The 60x multiplier may or may not have anything to do with real value to you.

Multiply that number by the amount of square footage in your property under review and you will get a "rough" estimate of value.

Once i think i have found my comp sales price i multiply 11.25% of my comped price for closing cost, sales commissions, marketing, and escrow fees.