In your startup, you'd be best off showing investors your valuation methods, along with all your operational assumptions, financial pro forma income statements, etc., ... all the stuff you would typically see in a well developed business plan or an S-1 or S-11 registration statement, even if you don't register.

Make sure you factor in some vacancy, maybe 5% or whatever your market dictates.Also, you should factor in a management fee even if you plan to manage the property yourself.Finally, make sure you factor in some dollar amount for repairs and reserves (as a broker I put $500/door in the pro forma but you may want to use a number higher than that.

What's the best way to form a niche around closing deals with more investor emphasis, i.e., getting buyers/investors to close on deals with creative financing like wraps, lease options, etc.I want to form my residential and commercial business by working with motivated sellers and investors through creative purchases.

Would new, start-up companies benefit form “Bare Bonesâ€, class “C†office space?

We plan to form a corporation once our options for conventional financing dry up and we'll move the titles over to those when the time is right.

If you say (on the offer agreement) you are an agent and are purchasing the property for your own gain as an investment with the intention of making a profit then you won't have to worry.You can also form a company but again, the company is there to profit from RE transactions, which the seller should be able to figure out.

There's so many tips, tricks and how to books on real estate but how about a book that goes through every minute of the deal process, like in a story form. As

I have an automated pro forma that calculates direct expenses (PITI) and indirect expense estimations (10% Maintenance, 10% vacancy).

Even if it is as simple as opening a door.Build pro formas for each property with their specific costs and see how they perform compared to each other.  

I would really appreciate your opinion on these numbers. I'm banging my head against the wall. If anyone has done a project like this can you tell me where my assumptions are wrong. I'm looking at a brownfield lot in ...