In that case you'd have to automatically count the rehab as part of the equation. 

I've been searching around but, almost every method gives me a different rate of return and some use future sales of the property in the equation which in my opinion is not a factor at my age.

You'll love being on the other side of the rental equation...

That could change the equation somewhat-- if not this year, then going forward. 

Whether or not the numbers make sense is a relative equation.  

@Robert Freeborn equity does not equate to gain.

AND ALL for no cash (no cash needed to get the hard money for original purchase and rehab costs and then no money needed for the traditional lender to take the note (at 80% of the LTV, essentially my "20% down" would be the equity that I forced into the equation).So you buy a distressed place for $300k, and put $75k into rehabing it (all via hard money).

Like it's a mathematical equation and you just have to get it right once and ABSOLUTELY IT WILL WORK EVERY TIME.Buy and hold real estate is one of the few ways an average person can actually live out the American dream still.

So that fact that you have the ability to see both sides of the equation is immensely valuable for your clientele. 

The equation for deciding on what to purchase is completely different.