There is also a PLR which was successful in forma and substance.

I had already been investing for several years, but working with successful investors taught me a lot, and helped me form a better investing strategy.

For example, $400/unit per year could be an appropriate figure for repairs to use in your pro forma. 

@Faiz KanashYour first order of business should be to become financially literate and learn the metrics of CRE so that you can apply them to conduct pro forma modeling.

Depending on your answers, I can form a better idea of what you might need. :)

Well, I would draft a pro forma as well as sample agreement. 

@Oscar Linares Oscar, there are no “tricks”in real estate investment and development.The TIP is that it does involve knowledge, skills and capital.You need to acquire financial literacy, which is the language and metrics of the trade and how to use them to run Pro Forma analysis.Let me know if I can help you or answer any questions you may have about how to best go about getting the education needed to survive and prosper in the real estate space.

I don't know the cost of the project until I get numbers from the GC (chicken and egg problem), but it's at 100K on the pro forma.

It is not that some of the pro forma do not depict positive return as much as they do not depict the return that I require for something that requires the work and has the risk of RE.  

If the numbers are what they show in their pro formas then id say it’s hard to beat.