For something more robust, tools like Excel or online calculators from financial planning sites might better suit your needs.Your ROI Formula:ROI = (Net Cash Flow ÷ Total Out-of-Pocket Investment) × 100For your scenario:Net Cash Flow = Annual Rental Income - (Mortgage Payment + 401k Loan Payment + Other Expenses)Total Out-of-Pocket Investment = $40,000 cash + $50,000 loan payments over 5 years.I came across a piece in Bloomberg recently discussing creative financing, and they touched on ROI calculations for multiple loans.Personal anecdote: A buddy of mine leveraged a 401k loan for a fourplex.

Where is your site at? 

I'm having a hard time finding any estimating tools for this kind of a project, adding a story and multiple BR/1 BA, and wondered if there were any tools, sites or recommendations any of you have for this kind of a project. 

Most fail to paper the contracts, indemnification and additional insured requirements correctly.

If your budget is so tight that you can't handle a small leak, what will happen when a tenant fails to pay the last month of rent and abandons the property with $6,000 in cleaning and repairs?

Just enter the address of whatever property you're looking at and the site calculates the market rents 

There was also a failing retaining wall in the rear of the property that completely blocked natural light form a handful of houses, and was technically on the property line and a shared responsibility.

Stop with the guru sites, the videos, all that nonsense is pure crap designed to drive the lazy into highly risky investments or investment schemes that will surely see you make a little or lose a lot. 

I'd like to not "find out the hard way" if one of these sites are not a good match for me.The ones I'm considering are Propstream, Property Radar, ListSource, and PropwireSomething to note, I am looking to return to doing some wholesale deals, using criteria such as absentee owner, out of state owner, tax delinquent, vacant, liens, and pre-foreclosure..

Thank you  My recommendation is to sign up at paperstac, debexpert and some of the online sites that sell loans as well as join some fb groups on note investing as people push loans through there as well.