My question is, how do you all factor in vacancy at time of purchase?

I'm looking for a tool tool that can quickly take all factors into account such as mortgage interest and depreciation allowances to work out the true effect of our returns.I know it's impossible to expect any piece of software to give me a green or red light with regard to property acquisition.And realize a deal is good depending largely on the circumstances of the investor.

The huge demand for medical laboratory commercial space in the Greater Boston region is astounding.I'm looking for fellow commercial professionals who have utilized any specific calculators/software to analyze commercial deals.I'm not simply looking at a snapshot of the present rent and dividing it by the purchase price although this is better than nothing, It is not sufficiently sophisticated for me to make smart decisions as to which properties to purchase.I'm looking for a tool tool that can quickly take all factors into account such as mortgage interest and depreciation allowances to work out the true effect of our returns.I know it's impossible to expect any piece of software to give me a green or red light with regard to property acquisition.And realize a deal is good depending largely on the circumstances of the investor.

But I'm guessing its best to find a deal that works the numbers with a PM factored in.

Probably, most likely, heavily influenced, by food sources.

Monthly cashflow is very nice( and fun) but I personally try to avoid it being the main factor in deciding on a property.

Most of the work I did myself so there was little labor factored into this deal.Rent - The first year's rent was $800/mo.

What do you factor into these things?

Thats not even factoring the net worth and equity that will be extracted to continue to grow my portfolio and likely 5x in 3-5 years.I hope I am not coming across the wrong way. 

Looking at an entire state is only helpful with statewide factors like landlord/tenant laws and property taxes, other than that, the markets will vary within a state.