Therefore, your personal tastes may reflect into your properties.  

CAP Rate should be a reflection of all related expenses and income one could be exposed to on an asset regardless of the existing situation or arrangement.Therefore, the following breakdown is always considered:GOI (All existing revenues generated from the Asset - NOT Pro-Forma)- Vacancy Rate / Concessions (Local Market Driven)- Property Management Rate (Local Market Driven)EGI (GOI minus Vac/PM)::break::Expenses (All existing / historic normally occurring and certain projections)- Utilities - Property Taxes- Property Insurance- Maintenance Reserve Account (normal wear and tear)- CapEx / Reserve Account (life limited replacement items) - Legal Expenses (CPA, Attorney, Tax Reconciliation, etc.)- CAM (Common Area Maintenance items like yard care, snow removal, parking pavement, exterior amenities, etc.)- Payroll and G&A Expenses- Advertising Expenses- Any other expenses related to the Operation of the Asset not covered above EXCEPT Debt Service, Depreciation, Income Taxes and Specific Tenant ImprovementsNOI (EGI Minus all Operating Expenses)::break::Now you can calculate your existing CAP rateYou can also set up another file for value added opportunities that would contain Potential EGI and Potential Expenses which then would give you a Value Add potential CAP RateTo derive your NCF, subtract your Debt Service from the NOI.Hope that helps!

It is REO and the price reflects the current 40% vacancy rate.

Both GAI numbers provided do not reflect stated rents.My Analysis:GAI = $77,400 (based on $900/$775 rent rates) 2 - 2 Bed/6 - 1 BedMy expense (55%) = $77,400 x 55% = $42,570NOI = $34,830 ($2,902.5 mo.)Refi = $258,860 (Using 70% LTV if List is Market Value) @ 5%APR (30yr) = $1,390Cash Flow = $2,902 - $1,390 = $1,512 mo. ($189 unit)Alternative Analysis using Market Rent Rates:GAI = (2 x $708) + (6 x $550) x 12 = $56,592My Expense (55%) = $31,125.6NOI = $25,466.4 ($2,122 mo.)Cash Flow = $2,122 - $1,390 = $732 ($92 unit)Conclusions:1. 

We are not entitled to anything in dealing with the public and the law reflects that.

. ---  Lastly, I understand this is a tool and may not reflect reality in the real world. 

We'll be correcting the policy here shortly to reflect a longer period of time.

In the calculator, I don't see anyplace to reflect the PMI.  

The corporation I will be independently contracting w/ has sent me a bunch of documents to sign including a W-9 form with their information in it (incl. name, business name, checked - c corp, address, TIN.I find this very irregular.Should not the W-9 reflect only my information if I am signing it?

That financing would reduce the acquirers out of pocket costs to approximately $777,000,000.This price reflects (A) a New Buyers premium on the Malls of $50,000,000; (B) Investment Banking fees $36,840,000 and (C) legal expenses for our clients of approximately $7,000,000.