Cap rates on many of these small deals is more a derivation of NOI divided by what the seller wants or thinks it's worth rather than applying a cap rate consistent with the product type in a specific market to the in-place NOI.That said, NOI does impact proforma cap rates.  

I guess my question is how to go about dividing up the pie and who gets what and does what. 

I try to divide the "tasks" into no more than 1-2 week chunks.

On sale, after expenses, the shares are divided.

In this case investors (Members) continue to own their share of the LLC and receive dividents even though most or all of their money may have been returned to them.Hope this helpsNick

Dividing your annual interest rate by 12 ignores what Einstein described as the most powerful force in the universe: compound interest!

So for example if you do 75% financing, the equation will become 0.75Mc + 0.25Ye.The Equity Yield Rate is the investor's annual Cash on Cash Yield - the funds available to the investor after mortgage payments divided by his original Equity Portion of the investment.

So 12 divided by 4 is 3.

It would be pretty easy to add a formula along the bottom of the Pro-forma chart dividing your Return each year over your Cumulative Equity in the property and seeing in which year that number peaks. 

Is the rate in the lease divided by the time to do it equal to or greater than the state and federal minimum wage?