You can then use Excel's IRR function to calculate the IRR.

There are a lot of good resources and organizations here that should help you connect with plenty of contacts.

They're ranked the number one training organization in the industry for a reason!  

In no particular order:Location to long time friends, family, schools, jobsTies to social groups (church, fraternal organizations)stable existing rentsa known cost of livingpleasant amenities (some times hard to find, eg private garage).all inclusive rents ( rent + all utilities)

Good communication and organization.

Those are organized by Jeff Greenberg and Kyle.

Organizing a meet up through Bigger Pockets is new to me.

still working through this, their finances are ... jumbled and there is absolutely no organized plan or priorities.  

The latter would be a function of not changing the AC filter.

Here in Colorado Springs, an organization sets up housing for people that are transitioning off the streets.