Hi All,  just heard about this site. 

I dont think its a terrible idea to post to sites now that say updated photos coming soon.

I'm having a hard time finding any estimating tools for this kind of a project, adding a story and multiple BR/1 BA, and wondered if there were any tools, sites or recommendations any of you have for this kind of a project. 

Where is your site at? 

I will definitely take a look at that site. 

I went to sign up on the advice of a friend and realized I had signed up 11 years ago and never used the site.

Naturally, I could go on their site but trust Bigger Pockets members more.

If you can rehab your way into a house-hack of a small multifamily and live on site, I think that would allow you to improve your cash flow by getting a short-term rental license even though the city is making it harder to do STRs.

I really do appreciate all the advice on this site and can't wait until I'm the one giving it instead of only asking for it. 

For something more robust, tools like Excel or online calculators from financial planning sites might better suit your needs.Your ROI Formula:ROI = (Net Cash Flow ÷ Total Out-of-Pocket Investment) × 100For your scenario:Net Cash Flow = Annual Rental Income - (Mortgage Payment + 401k Loan Payment + Other Expenses)Total Out-of-Pocket Investment = $40,000 cash + $50,000 loan payments over 5 years.I came across a piece in Bloomberg recently discussing creative financing, and they touched on ROI calculations for multiple loans.Personal anecdote: A buddy of mine leveraged a 401k loan for a fourplex.