If you sold it 5 years down the road for the same price you bought it for now, after factoring in all the closing costs, rents, paying down the loan, etc...where do you come out? 

Not greedy, but factor in vacancy and turnover costs. 

You can also do a cost seg on the property; however, whether or not you will benefit from the bonus depreciation, depends upon several other factors.

Hey everyone,I just seen this posted on one forum, but after hours of searching I couldn’t find it again so I figured just start another one.My question is on the BRRRR calculator when running the numbers using hard money loans that fund 100% rehab cost should I just factor the rehab cost into the purchase price because the rehab money isn’t coming out of pocket.

It really depends on many factors .

Cap rate doesn't factor in one of your biggest costs, the cost of capital.

It does make things easier sometimes, but don't let that be a factor that stops you from wholesaling out of your home town. 

@Aman Shahi I think one of the most important factors in OOS investing is your local team where you want to invest. 

Retail cap rates are dramatically higher because loans cost more (on top of other factors).  

It could also be that you are not analyzing the properties correctly and adding too many factors into the monthly expenses.