Be honest with yourself too.There are markets that a pro forma will NEVER work.  

This is a question for the lawyers, but maybe you can transfer to your personal name, secure the good debt, then form a new LLC to transfer too.

During that time, I built many pro forma spreadsheets and the only line item in them that dealt with taxation was "property taxes".

I'm very curious on this topic as I was about to form a foreign LLC (based in NJ), registered in VT for a STR property in VT.

And this is not a local SF market thing either, it extends to all markets, even (and in some cases I'd argue especially) those that readily show cash flow on day 1 pro formas at retail price. 

I found it very useful to do a 3 - 5 year pro-forma for my planned investments. 

FAILURE TO HAVE RENT PROJECTIONS THAT ARE IN ALIGNMENT WITH THE MARKETRelying on a real estate broker’s pro forma for rent projections is a pitfall which will lead a new owner with a false sense of projected returns when marketing vacant units of his/her new acquisition.

,Once you have your 10-YR Pro Forma, and your cash flow amounts for each year, you simply use the formula "=IRR(A1:K1)".

Then, I get the e-mails that don't make sense or can't form a complete sentence.

@Christina LaBordeIf you are planning to form a single-member LLC, you should be okay with using any of the services discussed above.