I am finding the numbers to not line up with the BRRRR formula in that price point.

There are no formulas that are better than what you need/want to make.

Some good podcasts geared toward passive investors include: Passive Wealth Strategies for Busy Professionals, Real Estate Syndication Show, Real Estate Guys Radio, Passive Investing from Left Field, Wealth Formula Podcast, and Capital Hacking.

Almost none seem to know the MAO formula, but that's the market I guess.I have not had great success with the Facebook groups, often just realtors posting their retail listings... and wholesalers posting their deals at way over MAO

Even with construction costs, this is still the best formula for me. 

The overwhelming feeling I get is that everyone is looking for the "magic formula". 

Cash on Cash formula is Cash flow/down-paymnt + fees.Per door is Cash flow/number of doors.In both cases the numerator is the same, changing the denominator just gives you a different way to look at it.  

I realized i had made some mistakes with the Cap rate formula. 

Despite my limited experience working with investors, I studied their buyboxes, learned their formulas and was able to successfully get offers on 90% of the properties I submitted.

I use a simple formula of 4 figures:1) What will the home sell for after it's fixed up (ARV).