.$500 a month in true cash flow is an unrealistic goal if you're using leverage. 

Rent: $195,600 Expenses: $97,800 NOI: $97,800, $8150/month Now, lets do a break even price, based on 30 years at 6%, 100% financing (unrealistic, but gives a number.

Eric Michaels I think you'd be surprised (and/or horrified) at how much outdated and unrealistic info is out there for people who are just getting started.

You're welcome to take a look:http://www.biggerpockets.com/forums/88/topics/197189-a-sample-value-add-apartment-deal---how-un-realistic-is-this-porforma

I am not saying I would ever dream of using a "formula" as unrealistic as the one I posted about.

Apparently, the association and other neighbors living in the condo have similar stories about these peoples' unrealistic expectations and complaints.

Sometimes overpriced properties don't sell because the seller is un-realistic about it's value.  

Hello BPers,I have found a property that I believe would be an amazing flip, but the seller is unrealistic on what he could get for house in its current condition.  

I'm thinking of pitching my value add as:-Can refer leads from my direct mail campaigns that want/need/warrant FMV-Listing a flip with them (although this may be a bit unrealistic as I don't think I'll have a completed flip in the next 5ish months)-Sending other investors their wayIs there something that I'm completely overlooking or not realizing what I can bring to the table?

@Keaton RobersonYour estimates might be a tad high but not necessarily unrealistic I don't think.