This illustrates the importance of having the right team in place.  

The insurance companies showed illustrations that were projecting the cash value growing at then current rates. 

Interesting stat and actually illustrates a point I am going to make.Some of you have mentioned insurance companies and their actuary tables. 

My illustration is find a deal, preferably non MLS and no bidding wars.

Powerful illustration with the 2003 apt building versus REIT example...

Im not pointing that out to shame the guy, but just to illustrate that just because you have a license, doesnt mean you know what you are doing.

YOU PAID YOUR DUES.I'd like to go over some of the main points I think you're making and illustrating here.

@Derek Cespedes the IRR is really only relevant if you expect to sell the property over some horizon, but as the previous person mentioned you’d need the time horizon and exit price...there are IRR calculators on google but I can email you and example too if that’s helpful...the formula provided is correct but my guess is an example would illustrate how it works.Also, back to your original question I would look at similar properties in your area and use those to compare.

What I am trying to put together isn't necessarily marketing for a specific opportunity, but rather something that can clearly illustrate how an investment in our fund and the PPM works/makes them/us money - is a win/win for everyone.

I think if you consider it for awhile it becomes obvious that a multitude of considerations come into play that make a property a good deal.One illustration, I happen to know an investor in Seattle that is and has been doing quite well for years buying apartments, holding them for 5 years or less and selling them.