The value of the dirt is NOT included in the calculation.

@John S.You won’t know for sure until you send them out, so you just have to factor it in—consider how many gross inbound calls you’ll get and how many of those will be relevant to you.Then, calculate the cost of the data plus the cost of the mailers.

Analyze deals using BP Rental Property Calculator and stick to 1% cash flow.

You can't even try out the calculators to see if you like them. 

I have done my due diligence and I have made my own calculations and just looking to confirm that I am on the right path. 

This will be a relatively unknow factor when calculating returns.

Taking depreciation will not count against your income calculation.

I think I do want to get better at calculating ARV and understanding what appraisers really look into when calculating how this equity is acquired.Thanks for the reassurance.

So may newbies come in with their spreadsheets, calculations and declarations about firing their boss in 3 years.

When you calculate 12% cash on cash returns on ever house on a street you are in a C class or lower area.