You pay your monthly, quarterly, semi annual, or annual premiums untill 100 till the cash value financially reaches the same value as the death benefit, lets say 500k, then the company pays you the 500k at age 100 or if you die earlier your heirs get 500k.With a dividend paying mutual WL policy you get the death benefit plus cash value and any paid up additions you added to the policy at death minus your outstanding loans so you would get both insurance and additional contributions.The same is with an increasing death benefit equity indexed universal life (EIUL) the formula would be Death Benefit + cash value - any outstanding loans at death to the beneficiary since you dont receive dividends with EIUL only segment credits based off a stock index, usually the S&P 500 or other.

Annexation, zoning, density, preliminary, and final plat approvals are examples of the steps associated with increasing site value.How much value is created is determined by deducting the "as-is" value from the entitled value.Establishing the entitled value involves determining and underwriting the Highest & Best use of the site and applying a residual analysis.A residual Land Value Analysis is conducted by establishing the built-out value of the project and deducting everything from the total value BUT land.The generic formula Total Sales or Capitalized Value - a Target Project Proft - commissions & closing costs = Residual Project Budget - Site Cost - Hard Cost - Soft Cost - Finance Interest points and fees = RESIDUAL LAND VALUE Residual Land Value is the price that can be paid to acquire the property that is supported by the Project planned to be built on it.One of the most important factors in doing this analysis is an Income-Driven approach.

Hi Andy, there is a general formula flippers use to make an initial determination if a property may work as a flip:ARV x 70% minus rehab costs = max amount you can pay for the property. 

But once you acquire a different property you would have separate expenses that would need to be accounted for in the formula.  

The city is much more uniform, so once you get to know the formula you can figure out what your tax risk is pretty easily in the city.

You will be at an advantage with the property being new construction, but without the property being in the right place and not being waterfront, that could be a formula for failure

-You may have to give away part of the land to open space, there will be the math formula in the recent regulations for enfield.

I can expect to sell for (based on my analysis of comps/BPO/CMA), my MAO (max. allowable offer) or PP, the private equity financing costs coupled w/ my down payment, my estimate of rehab cost and have the formulas in place so the spreadsheet will calculate approx. before tax net gain on the deal both in hard dollar terms and in % ROI.I've looked, but haven't found any decent, free, online spreadsheets or calculators to do this.

Competitive markets drive up numbers that make it hard to work inside a BRRRR formula. 

In this situation it does not need to be 70% minus repairs which is the formula for purchasing properties cash.