Bay Area ) -Anybody out there willing to share the $ amounts they use for various property feature adjustments; when figuring out the ARV?  

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Vacancy and Cap Ex being the big ones.1 month of vacancy will wipe out a year's worth of "profit" for you.  1 busted furnace will put you back $5500+ and you've got no Cap Ex reserve to cover that.  

When looking at an investment with value-add rehab, obviously we need to take market cap rate and discount for the actual costs of repairs.

A look at cap rate and gross rent multiplier to see which is the better way to estimate rental property value and measure financial performance...Financial Leverage Financial leverage explained and how it can impact a real estate investor's returns and profitability...How Financial Leverage Impacts Real Estate Investors The impact positive leverage, neutral leverage and negative leverage have on the yield a real estate investor collects as a result of financial leverage...IRR, MIRR and FMRR The formulations for internal rate of return, modified internal rate of return, and financial management rate of return...Scenario Analysis The scenario analysis is explained so you know how to use it to benefit your next investment real estate evaluation...Sensitivity Analysis Changing one variable at a time over a possible range of outcomes in order to evaluate the effect of that change...ReportsThe Comparative Market Analysis How to correctly create a comparative market analysis that you can use to effectively estimate rental property value...The Proforma Income Statement Learn the what, why, and how about the proforma income statement and it's popularity with real estate investors...Why Real Estate Investors Like The APOD Discover why the APOD is used by real estate investors to examine the annual property operating data of potential real estate investment properties... or watch the video.General4 Contingencies Your Offer to Purchase Rental Property Should Include Contingency clauses common to commercial and residential income property that protect investors who submit an offer to purchase investment real estate...Are You Profiting from Your Property's Highest and Best Use?

If this won't cash flow and you are buying simply for equity, then I would be cautious first and only buy if i was super confident I could sell the property after a year or so to qualify for long term cap gain.  

@Russ Scheider Russ has asked me not to tout the attributes of the area lest it create undo competition :)IN all seriousness this is one of the under the radar markets investors dream of.Let all those folks think they need 10 caps with no appreciation..

Retail strip centers, Office / Medical buildings,  Restaurant buildings, Gas stations,  industrial office.Of course, the Cap Rate  ( income % ) is an important factor for me.So, some thoughts on Las Vegas investments in the $1.5M-$3M range ?

I'm currently leaning towards duplexes as they have better caps, but am open to other options as long as they provide Should i try and find properties where owner financing is possible?

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