You can then use a 20% required return on your equity to arrive at YOUR overall cap rate:(.75 * 0.08947) + (.25 * .20) = 11.71You claim the NOI is $50,910 (which needs to be THOROUGHLY verified based on ACTUAL numbers today), so the seller would need to accept something around:NOI / Cap Rate = Good Indicator Of Value=> Good Indicator Of Value = $434,756I would start under that number and work your way up.

I have spent about a few solid half-days looking at LA deals, but the only conclusion I could arrive is it will be better to find land deals and build your own market.

the mileage starts when you arrive to the rental.

Are you contributing to the household by cleaning the house and having dinner ready when she arrives home?

• What is your sales price and how did you arrive at it?

You might start by talking to the assessor about how they arrived at your valuation.

Their experience will help ease the fear of jumping on the right deal. and also help solve the many problems that will most certainly arrive.  

My buyer bought because he valued the real estate more than the cash.I was a motivated seller facing dozens of motivated buyers.Thank goodness people are arriving in droves.

Saying ARV less 70% is logical, it fits the math, there are fixed and variable costs, holding expenses and two settlements to run through a flip, but the issue is arriving at that ARV.

While we were there, a group of people arrived, I assume another agent, and three different contractors.