I typically subtract 3%, of the ARV.Realtor Fees: What is the commission you are willing to pay your listing agent (unless you are the listing agent) and the buyer's agent.

He stated that he would create a claim for the cost of replacing the deck and then subtract 20% for depreciation and that is what I would get.

I've heard that expenses are always more than you plan for, especially when using a property manager that makes money when you make repairs.in nicer B and A props you can include the vacancy factor into your 50% not subtract.. but 50% is a good rule of thumb up to rents of 1000 to 1200  when rents go lower it can be a higher %.. 

I think I need to use the total sale amount from my HUD-1 as my business revenue, then subtract all the expenses (acquisition of the property, repairs, and closing costs when I sold).

Subtract this amount from your $5,280 operating income and you net about $2,400 a year.  

The Net Sale Price is calculated by taking the Gross Sale Price and subtracting ONLY your routine selling expenses such as broker's commission, escrow fees, closing attorney fees, title insurance fees for sellers/owners policies, recording fees, exchange fees, etc.

I total the rents subtract the known expenses and add another 10% for surprises.

It rented at $725/month but subtracting out the HOA the net rent is $536.50/month.$536.50/($16,000 + $200) = 3.31%

You have to be able to determine the market value, then subtract and proceed from there.

The Net Sale Price is computed by taking your Gross Sale Price and subtracting your routine “permissible selling expenses.”