Baseline Offer=ARV*.70-Repair CostWhat is the formula for adding Hard Money Lenders to this equation?

Once you put all your money cash into the deal your return on investments which is a formula of:(Net profit/ Your capital into the deal) is increasing.

I have a scientifically proven formula that works every time.

No formula. 

Do you agree with that formula?

Very best to you   in reality , the actual inflation should be at very minimum similar to I-bond rate, which is around 5%.Here's how we got that rate via https://treasurydirect.gov/savings-bonds/i-bonds/i-bonds-interest-rates/#:~:text=The%20composite%20rate%20for%20I,through%20April%202024%20is%205.27%25.Fixed rate1.30%Semiannual (1/2 year) inflation rate1.97%Composite rate formula: [Fixed rate + (2 x semiannual inflation rate) + (fixed rate x semiannual inflation rate)][0.0130 + (2 x 0.0197) + (0.0130 x 0.0197)]Gives a composite rate of[0.0130 + 0.0394 + 0.0002561]Adding the parts gives0.0526561Rounding gives0.0527Turning the decimal number to a percentage gives a composite rate of5.27%

If not I'm wondering what formula Appraisers use when factoring in rental income in terms of adding value to the home.  

Is there anyone out there that can check my spreadsheet math / formulas?

There is a pro-rata formula that determines your cap gains obligation in that scenario.

In the book How to Invest in Real Estate it gives the formula ARV - Rehab - Fixed Costs - Desired Profit = MPP.