Is there a basic guideline, percentage, or formula that I could follow that can give me an idea on how to calculate this?

The formula is 70% of ARV minus repairs, utilities, and real estate agent fees.

There's no default formula.

Then narrow it down to neighborhoods with strong schools because that's where good families live and they try to stay put until kids are graduated.Get your math formulas written down.

As far as delayed financing, here's my formula:70% of purchase comes from a CLOC.  

What i think is that this family had a family friend in the area of this house and this friend is an agent who has been helping out and sort of tryjng to find a buyer pre MLS listing but either doesnt have the listing signed yet or does and hasn't put it in MRIS... my MAIN concern since its not in MLS is ... will he present the offer because im coming in with investor pricing and  when i walked the property with him the other day,  he starts mentioning "guru formulas" investors use, etc etc..

Is there any good formula for calculating my cash flow to justify if the house is worth it?

@Sam wwhat formula gets 240?

Thats what prompted my question - to follow the 70%ARV formula I would have to make some pretty low offers.Just some background on me: I bought my latest project from a preforclosure company and made decent money on it but less than what they made on it and I'm pretty sure I did a lot more work (40K rehab) than they did.

It covers these formulas and many others.