If you subtract 700 sqft from my lot, it's still twice the size as the one being compared.  

I like to make $500+ to $300 minimum cash flow per month so I will subtract this from the median to work back to my desired ARV.With this strategy my intent is to have the capability to offer a product that is in the median of the market and this way I don't get the low end (bad tenants) or high end (higher rents but higher vacancy rates).my last one I was able to rent it 3 days prior to finishing the renovation.

You ONLY subtract OPERATING EXPENSES to get NOI.

So the $400 in cash paid to equity should appreciate to $428 after one year, and if it doesn't I actually have to subtract $28 from my rate of return?

So, what is your Cash Flow number you like to see after applying the 50% rule (and subtracting mortgage payments) to motivate you to move forward or lock down a deal?

If your time is worth $50 an hour, then pay yourself that $50 for mowing the lawn or fixing the sink, and subtract it from your ROI calculation.

Your jumping to Algebra 2 instead of learning how to add and subtract. 

They subtract 25%.

Are these numbers based solely on the 103K sales price, or do you subtract the commission off of the 103K (5180) then take off concession out of $97,820?

After subtracting operating expenses then calculating cash investment of end buyer.