then go work with a high producing agent and get PAID to learn not the other way around.. then decide what area of real estate you want to go in.you could stumble your way in the Seattle market to 50 to 100k in income working on a top producer team.. there is no way to do this ESPECIALLY on the west coast with no money and no ability to get money or financing your just wishing and dreaming someone is going to feed you some magic formula  ,  can one buy real estate with no money down..

Is there a magic formula to look at?

Is there any formula ?

I'm actively seeking small multi-family properties that I can BRRRR, and am wondering if anyone has come up with a good system or formula for minimizing risk of not hitting that 70-75% LTV threshold for the ARV on the later refinance.

@Nicole Grenier the loan formula simply uses your debt to income ratio to determine what amount you qualify for. 

I am sure there is a formula somewhere.  

@Mike CampiCap Rate is just one of several criteria that you use in order to make a decision, but it is among the FIRST of the metrics.Probably the 2nd one to use is to determine what level of Cash Flow that makes sense to you PERSONALLY, not by some formula that others tell you that you should use.In my case, I don't need the cash flow since I have enough cash flow just by the other businesses that I own and the Real Estate Portfolio that I have.

how do we spot the market that still has the potential to grow in this market are there any benchmark or formula to evaluate?

The bank with whom you'll be asking to refi out the balloon will use the above formula.  

Just starting out, I would love to have some answers or formulas for this questions.