Questions I have is if it makes sense from an ROI standpoint, as my several pro forma calculators don't really factor in these 'family' variables with what my Dad is proposing:Here's the scenario: Purchase duplex of $350k - $400k.

View report*This link comes directly from our calculators, based on information input by the member who posted.Shouldn't we have a place to put the pro forma rent so we can compare the difference for the actual rent to the pro forma rent in the final analysis report?

Form a relationship with a local credit union and get them to write a different letter for each offer?

A dynamic pro forma (financial model) will help you test your deal against all scenarios.P.S.

You mess around with variables even a tiny bit and you can go from negative to positive cash-flow in about 30 seconds :-)  And, not for nothing, I've caught myself doing it more than once when I've been working my pro-formas. 

Here are the #s from the BP property estimator.Purchase Closing Costs$3,500.00Estimated Repairs$0.00Total Project Cost$248,500.00After Repair Value$245,000.00Down Payment$8,575.00Loan Amount$236,425.00Loan Points$4,728.50Amortized Over30 yearsLoan Interest Rate4.375%Monthly P&I$1,180.44Total Cash Needed$16,803.50 $2,900.00 MONTHLY INCOME$2,468.77 MONTHLY EXPENSES$431.23 MONTHLY CASHFLOW7.89% PRO FORMA CAP$19,340.00 NOI$16,803.50 TOTAL CASH NEEDED30.80% CASH ON CASH ROI7.89% PURCHASE CAP RATEI assumed I'll do an FHA loan at 3.5% (or maybe 5%) and would pay closing costs out of pocket.

Since I'm not the property manager I keep my mouth shut :-)  But let's say you do form a good relationship. 

I am a board member with Greater Boston Board and have MLSPIn Access for MA.....is there a way I can get RI access cheaper.   

Value = NOI/CAP.If possible, base your numbers/offer on the T12/T24/T36 (the actual trailing 12/24/26 month financial statements) rather than any estimate or projected pro-forma they provide you - be insistent that they provide you with the T12/24/36 so that you can run numbers yourself.

I had no idea about these terms and vocabulary used in evaluating rental property.My main question is,   What is a decent, good, and great number to achieve on rental houses in general  for these categories;Pro Forma Cap RateCash on Cash ROIPurchase Cap RateIncome-Expense Ratio 2% ruleDebt Coverage RatioTypical Cap RateGross Rent MultiplierBoth houses of rentals of mine, or single family ranch house.