# Total Cash Invested on BRRRR Report

9 Replies

Hi BP!

I'm trying to wrap my head around the Total Cash Invested value on the BRRRR Report. I ran a report with sample inputs and I don't see how the numbers add up.

My Refi amount is \$105,000 and I've calculated my All-In Cost based on the sample data below to be:

\$100,000 Purchase Price

\$10,000 Estimated Repairs

\$5,000 Closing Costs

\$1,600 Points

\$2,000 Refi Fees

\$4,651.45 Holding Costs

= \$123,251.45

To my understanding, my Total Cash Invested would be:

\$123,251.45 - \$105,000 = \$18,251.45

However, the BRRRR Report figure in the image below is \$12,280.34

What am I misunderstanding or missing?

looks its just the difference between the total cash needed from the initial purchase and Refi .......all the  initial cash needed was not covered with the Refi...... the Out of pocket expenses after all financing........

i can't get the  numbers to come out exact because i dont know which fee may have been rolled in to either of there loans

but essentially refi of 105-80 (orig. loan)= 25 in the plus

but initial out of pocket was 36k so 36-25 = 11k left of unpaid initial out of pocket expense plus or minus some closing cost and fees ....also  i think the holding costs may be throwing the numbers off

I finally figured it out!

Instead of subtracting the original 80k, I need to subtract the ending balance of the original loan prior to the refi. Otherwise, we ignore the equity gained from payments on the original loan.

Turns out to be 105000 (refi loan) - 78680.34 (ending balance before refi) - 2,000 (refi loan fees) - 36,600 (initial out of pocket) = \$12,280.34

Thanks for your help @David D'Errico , I'd pretty much given up until you mentioned the original loan and got the gears running.

In a similar vein - anyone knows how Brandon and team figured out "Loan Balance" on page 3 of the rental properties report? Not sure how "loan balance" is calculated...

@Rita Lo If you're referring to the yearly projections, Loan Balance is simply the Property Value minus the Equity you've got in the property.

@Alex Smith Yes, I am referring to the Yearly Projections.

What you said is true for when we first buy a property. In Brandon Turner's example for the rental calculator (https://www.youtube.com/watch?v=hrOR9mYk0Vs), he analyzed a place that cost \$115K. His initial equity is \$23K (downpayment), so his initial loan balance is \$92K.

But as he projects this annually, after Year 1 the loan balance falls to \$90.6K, then \$89.1K in Y2, then \$87.6K Y3, and so on. I am not sure how those numbers come about.

I built out the entire 30-year principle-balance structure and still cannot get his exact numbers...mine came close, but they are not completely aligned and I am curious why.

 Period (MM) Beginning Principle Interest Payment Principle Payment Balance Principle 1 \$ 92,000.00 \$ 373.75 \$ 113.12 \$ 91,886.88 2 \$ 91,886.88 \$ 373.29 \$ 113.58 \$ 91,773.30 3 \$ 91,773.30 \$ 372.83 \$ 114.04 \$ 91,659.25 4 \$ 91,659.25 \$ 372.37 \$ 114.51 \$ 91,544.75 5 \$ 91,544.75 \$ 371.90 \$ 114.97 \$ 91,429.78 6 \$ 91,429.78 \$ 371.43 \$ 115.44 \$ 91,314.34 7 \$ 91,314.34 \$ 370.96 \$ 115.91 \$ 91,198.43 8 \$ 91,198.43 \$ 370.49 \$ 116.38 \$ 91,082.05 9 \$ 91,082.05 \$ 370.02 \$ 116.85 \$ 90,965.20 10 \$ 90,965.20 \$ 369.55 \$ 117.33 \$ 90,847.88 11 \$ 90,847.88 \$ 369.07 \$ 117.80 \$ 90,730.08 12 \$ 90,730.08 \$ 368.59 \$ 118.28 \$ 90,611.80 13 \$ 90,611.80 \$ 368.11 \$ 118.76 \$ 90,493.03 14 \$ 90,493.03 \$ 367.63 \$ 119.24 \$ 90,373.79 15 \$ 90,373.79 \$ 367.14 \$ 119.73 \$ 90,254.06 16 \$ 90,254.06 \$ 366.66 \$ 120.21 \$ 90,133.85 17 \$ 90,133.85 \$ 366.17 \$ 120.70 \$ 90,013.15 18 \$ 90,013.15 \$ 365.68 \$ 121.19 \$ 89,891.95 19 \$ 89,891.95 \$ 365.19 \$ 121.69 \$ 89,770.27 20 \$ 89,770.27 \$ 364.69 \$ 122.18 \$ 89,648.09 21 \$ 89,648.09 \$ 364.20 \$ 122.68 \$ 89,525.41 22 \$ 89,525.41 \$ 363.70 \$ 123.17 \$ 89,402.24 23 \$ 89,402.24 \$ 363.20 \$ 123.67 \$ 89,278.56 24 \$ 89,278.56 \$ 362.69 \$ 124.18 \$ 89,154.38 25 \$ 89,154.38 \$ 362.19 \$ 124.68 \$ 89,029.70 26 \$ 89,029.70 \$ 361.68 \$ 125.19 \$ 88,904.51 27 \$ 88,904.51 \$ 361.17 \$ 125.70 \$ 88,778.82 28 \$ 88,778.82 \$ 360.66 \$ 126.21 \$ 88,652.61 29 \$ 88,652.61 \$ 360.15 \$ 126.72 \$ 88,525.89 30 \$ 88,525.89 \$ 359.64 \$ 127.24 \$ 88,398.65 31 \$ 88,398.65 \$ 359.12 \$ 127.75 \$ 88,270.90 32 \$ 88,270.90 \$ 358.60 \$ 128.27 \$ 88,142.63 33 \$ 88,142.63 \$ 358.08 \$ 128.79 \$ 88,013.84 34 \$ 88,013.84 \$ 357.56 \$ 129.32 \$ 87,884.52 35 \$ 87,884.52 \$ 357.03 \$ 129.84 \$ 87,754.68 36 \$ 87,754.68 \$ 356.50 \$ 130.37 \$ 87,624.31 37 \$ 87,624.31 \$ 355.97 \$ 130.90 \$ 87,493.42 38 \$ 87,493.42 \$ 355.44 \$ 131.43 \$ 87,361.99 39 \$ 87,361.99 \$ 354.91 \$ 131.96 \$ 87,230.02 40 \$ 87,230.02 \$ 354.37 \$ 132.50 \$ 87,097.52 41 \$ 87,097.52 \$ 353.83 \$ 133.04 \$ 86,964.49 42 \$ 86,964.49 \$ 353.29 \$ 133.58 \$ 86,830.91 43 \$ 86,830.91 \$ 352.75 \$ 134.12 \$ 86,696.79 44 \$ 86,696.79 \$ 352.21 \$ 134.67 \$ 86,562.12 45 \$ 86,562.12 \$ 351.66 \$ 135.21 \$ 86,426.91 46 \$ 86,426.91 \$ 351.11 \$ 135.76 \$ 86,291.15 47 \$ 86,291.15 \$ 350.56 \$ 136.31 \$ 86,154.83 48 \$ 86,154.83 \$ 350.00 \$ 136.87 \$ 86,017.96 49 \$ 86,017.96 \$ 349.45 \$ 137.42 \$ 85,880.54 50 \$ 85,880.54 \$ 348.89 \$ 137.98 \$ 85,742.56 51 \$ 85,742.56 \$ 348.33 \$ 138.54 \$ 85,604.02 52 \$ 85,604.02 \$ 347.77 \$ 139.11 \$ 85,464.91 53 \$ 85,464.91 \$ 347.20 \$ 139.67 \$ 85,325.24 54 \$ 85,325.24 \$ 346.63 \$ 140.24 \$ 85,185.00 55 \$ 85,185.00 \$ 346.06 \$ 140.81 \$ 85,044.20 56 \$ 85,044.20 \$ 345.49 \$ 141.38 \$ 84,902.82 57 \$ 84,902.82 \$ 344.92 \$ 141.95 \$ 84,760.86 58 \$ 84,760.86 \$ 344.34 \$ 142.53 \$ 84,618.33 59 \$ 84,618.33 \$ 343.76 \$ 143.11 \$ 84,475.22 60 \$ 84,475.22 \$ 343.18 \$ 143.69 \$ 84,331.53 61 \$ 84,331.53 \$ 342.60 \$ 144.27 \$ 84,187.26 62 \$ 84,187.26 \$ 342.01 \$ 144.86 \$ 84,042.40 63 \$ 84,042.40 \$ 341.42 \$ 145.45 \$ 83,896.95 64 \$ 83,896.95 \$ 340.83 \$ 146.04 \$ 83,750.91 65 \$ 83,750.91 \$ 340.24 \$ 146.63 \$ 83,604.27 66 \$ 83,604.27 \$ 339.64 \$ 147.23 \$ 83,457.04 67 \$ 83,457.04 \$ 339.04 \$ 147.83 \$ 83,309.22 68 \$ 83,309.22 \$ 338.44 \$ 148.43 \$ 83,160.79 69 \$ 83,160.79 \$ 337.84 \$ 149.03 \$ 83,011.76 70 \$ 83,011.76 \$ 337.24 \$ 149.64 \$ 82,862.12 71 \$ 82,862.12 \$ 336.63 \$ 150.24 \$ 82,711.88 72 \$ 82,711.88 \$ 336.02 \$ 150.85 \$ 82,561.02 73 \$ 82,561.02 \$ 335.40 \$ 151.47 \$ 82,409.55 74 \$ 82,409.55 \$ 334.79 \$ 152.08 \$ 82,257.47 75 \$ 82,257.47 \$ 334.17 \$ 152.70 \$ 82,104.77 76 \$ 82,104.77 \$ 333.55 \$ 153.32 \$ 81,951.45 77 \$ 81,951.45 \$ 332.93 \$ 153.94 \$ 81,797.51 78 \$ 81,797.51 \$ 332.30 \$ 154.57 \$ 81,642.94 79 \$ 81,642.94 \$ 331.67 \$ 155.20 \$ 81,487.74 80 \$ 81,487.74 \$ 331.04 \$ 155.83 \$ 81,331.91 81 \$ 81,331.91 \$ 330.41 \$ 156.46 \$ 81,175.45 82 \$ 81,175.45 \$ 329.78 \$ 157.10 \$ 81,018.36 83 \$ 81,018.36 \$ 329.14 \$ 157.73 \$ 80,860.62 84 \$ 80,860.62 \$ 328.50 \$ 158.38 \$ 80,702.25 85 \$ 80,702.25 \$ 327.85 \$ 159.02 \$ 80,543.23 86 \$ 80,543.23 \$ 327.21 \$ 159.66 \$ 80,383.56 87 \$ 80,383.56 \$ 326.56 \$ 160.31 \$ 80,223.25 88 \$ 80,223.25 \$ 325.91 \$ 160.96 \$ 80,062.28 89 \$ 80,062.28 \$ 325.25 \$ 161.62 \$ 79,900.67 90 \$ 79,900.67 \$ 324.60 \$ 162.28 \$ 79,738.39 91 \$ 79,738.39 \$ 323.94 \$ 162.93 \$ 79,575.46 92 \$ 79,575.46 \$ 323.28 \$ 163.60 \$ 79,411.86 93 \$ 79,411.86 \$ 322.61 \$ 164.26 \$ 79,247.60 94 \$ 79,247.60 \$ 321.94 \$ 164.93 \$ 79,082.67 95 \$ 79,082.67 \$ 321.27 \$ 165.60 \$ 78,917.07 96 \$ 78,917.07 \$ 320.60 \$ 166.27 \$ 78,750.80 97 \$ 78,750.80 \$ 319.93 \$ 166.95 \$ 78,583.86 98 \$ 78,583.86 \$ 319.25 \$ 167.62 \$ 78,416.23 99 \$ 78,416.23 \$ 318.57 \$ 168.31 \$ 78,247.93 100 \$ 78,247.93 \$ 317.88 \$ 168.99 \$ 78,078.94 101 \$ 78,078.94 \$ 317.20 \$ 169.68 \$ 77,909.26 102 \$ 77,909.26 \$ 316.51 \$ 170.37 \$ 77,738.89 103 \$ 77,738.89 \$ 315.81 \$ 171.06 \$ 77,567.84 104 \$ 77,567.84 \$ 315.12 \$ 171.75 \$ 77,396.09 105 \$ 77,396.09 \$ 314.42 \$ 172.45 \$ 77,223.64 106 \$ 77,223.64 \$ 313.72 \$ 173.15 \$ 77,050.48 107 \$ 77,050.48 \$ 313.02 \$ 173.85 \$ 76,876.63 108 \$ 76,876.63 \$ 312.31 \$ 174.56 \$ 76,702.07 109 \$ 76,702.07 \$ 311.60 \$ 175.27 \$ 76,526.80 110 \$ 76,526.80 \$ 310.89 \$ 175.98 \$ 76,350.82 111 \$ 76,350.82 \$ 310.18 \$ 176.70 \$ 76,174.12 112 \$ 76,174.12 \$ 309.46 \$ 177.41 \$ 75,996.71 113 \$ 75,996.71 \$ 308.74 \$ 178.13 \$ 75,818.57 114 \$ 75,818.57 \$ 308.01 \$ 178.86 \$ 75,639.72 115 \$ 75,639.72 \$ 307.29 \$ 179.59 \$ 75,460.13 116 \$ 75,460.13 \$ 306.56 \$ 180.31 \$ 75,279.82 117 \$ 75,279.82 \$ 305.82 \$ 181.05 \$ 75,098.77 118 \$ 75,098.77 \$ 305.09 \$ 181.78 \$ 74,916.99 119 \$ 74,916.99 \$ 304.35 \$ 182.52 \$ 74,734.46 120 \$ 74,734.46 \$ 303.61 \$ 183.26 \$ 74,551.20 121 \$ 74,551.20 \$ 302.86 \$ 184.01 \$ 74,367.19 122 \$ 74,367.19 \$ 302.12 \$ 184.75 \$ 74,182.44 123 \$ 74,182.44 \$ 301.37 \$ 185.51 \$ 73,996.93 124 \$ 73,996.93 \$ 300.61 \$ 186.26 \$ 73,810.67 125 \$ 73,810.67 \$ 299.86 \$ 187.02 \$ 73,623.66 126 \$ 73,623.66 \$ 299.10 \$ 187.78 \$ 73,435.88 127 \$ 73,435.88 \$ 298.33 \$ 188.54 \$ 73,247.35 128 \$ 73,247.35 \$ 297.57 \$ 189.30 \$ 73,058.04 129 \$ 73,058.04 \$ 296.80 \$ 190.07 \$ 72,867.97 130 \$ 72,867.97 \$ 296.03 \$ 190.85 \$ 72,677.12 131 \$ 72,677.12 \$ 295.25 \$ 191.62 \$ 72,485.50 132 \$ 72,485.50 \$ 294.47 \$ 192.40 \$ 72,293.10 133 \$ 72,293.10 \$ 293.69 \$ 193.18 \$ 72,099.92 134 \$ 72,099.92 \$ 292.91 \$ 193.97 \$ 71,905.96 135 \$ 71,905.96 \$ 292.12 \$ 194.75 \$ 71,711.20 136 \$ 71,711.20 \$ 291.33 \$ 195.54 \$ 71,515.66 137 \$ 71,515.66 \$ 290.53 \$ 196.34 \$ 71,319.32 138 \$ 71,319.32 \$ 289.73 \$ 197.14 \$ 71,122.18 139 \$ 71,122.18 \$ 288.93 \$ 197.94 \$ 70,924.24 140 \$ 70,924.24 \$ 288.13 \$ 198.74 \$ 70,725.50 141 \$ 70,725.50 \$ 287.32 \$ 199.55 \$ 70,525.95 142 \$ 70,525.95 \$ 286.51 \$ 200.36 \$ 70,325.59 143 \$ 70,325.59 \$ 285.70 \$ 201.17 \$ 70,124.42 144 \$ 70,124.42 \$ 284.88 \$ 201.99 \$ 69,922.43 145 \$ 69,922.43 \$ 284.06 \$ 202.81 \$ 69,719.62 146 \$ 69,719.62 \$ 283.24 \$ 203.64 \$ 69,515.98 147 \$ 69,515.98 \$ 282.41 \$ 204.46 \$ 69,311.52 148 \$ 69,311.52 \$ 281.58 \$ 205.29 \$ 69,106.22 149 \$ 69,106.22 \$ 280.74 \$ 206.13 \$ 68,900.10 150 \$ 68,900.10 \$ 279.91 \$ 206.96 \$ 68,693.13 151 \$ 68,693.13 \$ 279.07 \$ 207.81 \$ 68,485.33 152 \$ 68,485.33 \$ 278.22 \$ 208.65 \$ 68,276.68 153 \$ 68,276.68 \$ 277.37 \$ 209.50 \$ 68,067.18 154 \$ 68,067.18 \$ 276.52 \$ 210.35 \$ 67,856.83 155 \$ 67,856.83 \$ 275.67 \$ 211.20 \$ 67,645.63 156 \$ 67,645.63 \$ 274.81 \$ 212.06 \$ 67,433.57 157 \$ 67,433.57 \$ 273.95 \$ 212.92 \$ 67,220.64 158 \$ 67,220.64 \$ 273.08 \$ 213.79 \$ 67,006.86 159 \$ 67,006.86 \$ 272.22 \$ 214.66 \$ 66,792.20 160 \$ 66,792.20 \$ 271.34 \$ 215.53 \$ 66,576.67 161 \$ 66,576.67 \$ 270.47 \$ 216.40 \$ 66,360.27 162 \$ 66,360.27 \$ 269.59 \$ 217.28 \$ 66,142.98 163 \$ 66,142.98 \$ 268.71 \$ 218.17 \$ 65,924.82 164 \$ 65,924.82 \$ 267.82 \$ 219.05 \$ 65,705.77 165 \$ 65,705.77 \$ 266.93 \$ 219.94 \$ 65,485.82 166 \$ 65,485.82 \$ 266.04 \$ 220.84 \$ 65,264.99 167 \$ 65,264.99 \$ 265.14 \$ 221.73 \$ 65,043.26 168 \$ 65,043.26 \$ 264.24 \$ 222.63 \$ 64,820.62 169 \$ 64,820.62 \$ 263.33 \$ 223.54 \$ 64,597.09 170 \$ 64,597.09 \$ 262.43 \$ 224.45 \$ 64,372.64 171 \$ 64,372.64 \$ 261.51 \$ 225.36 \$ 64,147.28 172 \$ 64,147.28 \$ 260.60 \$ 226.27 \$ 63,921.01 173 \$ 63,921.01 \$ 259.68 \$ 227.19 \$ 63,693.82 174 \$ 63,693.82 \$ 258.76 \$ 228.12 \$ 63,465.70 175 \$ 63,465.70 \$ 257.83 \$ 229.04 \$ 63,236.66 176 \$ 63,236.66 \$ 256.90 \$ 229.97 \$ 63,006.69 177 \$ 63,006.69 \$ 255.96 \$ 230.91 \$ 62,775.78 178 \$ 62,775.78 \$ 255.03 \$ 231.84 \$ 62,543.93 179 \$ 62,543.93 \$ 254.08 \$ 232.79 \$ 62,311.15 180 \$ 62,311.15 \$ 253.14 \$ 233.73 \$ 62,077.41 181 \$ 62,077.41 \$ 252.19 \$ 234.68 \$ 61,842.73 182 \$ 61,842.73 \$ 251.24 \$ 235.64 \$ 61,607.10 183 \$ 61,607.10 \$ 250.28 \$ 236.59 \$ 61,370.50 184 \$ 61,370.50 \$ 249.32 \$ 237.55 \$ 61,132.95 185 \$ 61,132.95 \$ 248.35 \$ 238.52 \$ 60,894.43 186 \$ 60,894.43 \$ 247.38 \$ 239.49 \$ 60,654.94 187 \$ 60,654.94 \$ 246.41 \$ 240.46 \$ 60,414.48 188 \$ 60,414.48 \$ 245.43 \$ 241.44 \$ 60,173.04 189 \$ 60,173.04 \$ 244.45 \$ 242.42 \$ 59,930.63 190 \$ 59,930.63 \$ 243.47 \$ 243.40 \$ 59,687.22 191 \$ 59,687.22 \$ 242.48 \$ 244.39 \$ 59,442.83 192 \$ 59,442.83 \$ 241.49 \$ 245.39 \$ 59,197.45 193 \$ 59,197.45 \$ 240.49 \$ 246.38 \$ 58,951.06 194 \$ 58,951.06 \$ 239.49 \$ 247.38 \$ 58,703.68 195 \$ 58,703.68 \$ 238.48 \$ 248.39 \$ 58,455.29 196 \$ 58,455.29 \$ 237.47 \$ 249.40 \$ 58,205.90 197 \$ 58,205.90 \$ 236.46 \$ 250.41 \$ 57,955.49 198 \$ 57,955.49 \$ 235.44 \$ 251.43 \$ 57,704.06 199 \$ 57,704.06 \$ 234.42 \$ 252.45 \$ 57,451.61 200 \$ 57,451.61 \$ 233.40 \$ 253.47 \$ 57,198.14 201 \$ 57,198.14 \$ 232.37 \$ 254.50 \$ 56,943.63 202 \$ 56,943.63 \$ 231.33 \$ 255.54 \$ 56,688.09 203 \$ 56,688.09 \$ 230.30 \$ 256.58 \$ 56,431.52 204 \$ 56,431.52 \$ 229.25 \$ 257.62 \$ 56,173.90 205 \$ 56,173.90 \$ 228.21 \$ 258.67 \$ 55,915.23 206 \$ 55,915.23 \$ 227.16 \$ 259.72 \$ 55,655.52 207 \$ 55,655.52 \$ 226.10 \$ 260.77 \$ 55,394.75 208 \$ 55,394.75 \$ 225.04 \$ 261.83 \$ 55,132.92 209 \$ 55,132.92 \$ 223.98 \$ 262.89 \$ 54,870.02 210 \$ 54,870.02 \$ 222.91 \$ 263.96 \$ 54,606.06 211 \$ 54,606.06 \$ 221.84 \$ 265.03 \$ 54,341.03 212 \$ 54,341.03 \$ 220.76 \$ 266.11 \$ 54,074.91 213 \$ 54,074.91 \$ 219.68 \$ 267.19 \$ 53,807.72 214 \$ 53,807.72 \$ 218.59 \$ 268.28 \$ 53,539.44 215 \$ 53,539.44 \$ 217.50 \$ 269.37 \$ 53,270.08 216 \$ 53,270.08 \$ 216.41 \$ 270.46 \$ 52,999.61 217 \$ 52,999.61 \$ 215.31 \$ 271.56 \$ 52,728.05 218 \$ 52,728.05 \$ 214.21 \$ 272.66 \$ 52,455.39 219 \$ 52,455.39 \$ 213.10 \$ 273.77 \$ 52,181.62 220 \$ 52,181.62 \$ 211.99 \$ 274.88 \$ 51,906.73 221 \$ 51,906.73 \$ 210.87 \$ 276.00 \$ 51,630.73 222 \$ 51,630.73 \$ 209.75 \$ 277.12 \$ 51,353.61 223 \$ 51,353.61 \$ 208.62 \$ 278.25 \$ 51,075.37 224 \$ 51,075.37 \$ 207.49 \$ 279.38 \$ 50,795.99 225 \$ 50,795.99 \$ 206.36 \$ 280.51 \$ 50,515.47 226 \$ 50,515.47 \$ 205.22 \$ 281.65 \$ 50,233.82 227 \$ 50,233.82 \$ 204.07 \$ 282.80 \$ 49,951.03 228 \$ 49,951.03 \$ 202.93 \$ 283.95 \$ 49,667.08 229 \$ 49,667.08 \$ 201.77 \$ 285.10 \$ 49,381.98 230 \$ 49,381.98 \$ 200.61 \$ 286.26 \$ 49,095.72 231 \$ 49,095.72 \$ 199.45 \$ 287.42 \$ 48,808.30 232 \$ 48,808.30 \$ 198.28 \$ 288.59 \$ 48,519.72 233 \$ 48,519.72 \$ 197.11 \$ 289.76 \$ 48,229.96 234 \$ 48,229.96 \$ 195.93 \$ 290.94 \$ 47,939.02 235 \$ 47,939.02 \$ 194.75 \$ 292.12 \$ 47,646.90 236 \$ 47,646.90 \$ 193.57 \$ 293.31 \$ 47,353.59 237 \$ 47,353.59 \$ 192.37 \$ 294.50 \$ 47,059.09 238 \$ 47,059.09 \$ 191.18 \$ 295.69 \$ 46,763.40 239 \$ 46,763.40 \$ 189.98 \$ 296.90 \$ 46,466.51 240 \$ 46,466.51 \$ 188.77 \$ 298.10 \$ 46,168.40 241 \$ 46,168.40 \$ 187.56 \$ 299.31 \$ 45,869.09 242 \$ 45,869.09 \$ 186.34 \$ 300.53 \$ 45,568.56 243 \$ 45,568.56 \$ 185.12 \$ 301.75 \$ 45,266.81 244 \$ 45,266.81 \$ 183.90 \$ 302.98 \$ 44,963.84 245 \$ 44,963.84 \$ 182.67 \$ 304.21 \$ 44,659.63 246 \$ 44,659.63 \$ 181.43 \$ 305.44 \$ 44,354.19 247 \$ 44,354.19 \$ 180.19 \$ 306.68 \$ 44,047.51 248 \$ 44,047.51 \$ 178.94 \$ 307.93 \$ 43,739.58 249 \$ 43,739.58 \$ 177.69 \$ 309.18 \$ 43,430.40 250 \$ 43,430.40 \$ 176.44 \$ 310.44 \$ 43,119.96 251 \$ 43,119.96 \$ 175.17 \$ 311.70 \$ 42,808.27 252 \$ 42,808.27 \$ 173.91 \$ 312.96 \$ 42,495.31 253 \$ 42,495.31 \$ 172.64 \$ 314.23 \$ 42,181.07 254 \$ 42,181.07 \$ 171.36 \$ 315.51 \$ 41,865.56 255 \$ 41,865.56 \$ 170.08 \$ 316.79 \$ 41,548.77 256 \$ 41,548.77 \$ 168.79 \$ 318.08 \$ 41,230.69 257 \$ 41,230.69 \$ 167.50 \$ 319.37 \$ 40,911.32 258 \$ 40,911.32 \$ 166.20 \$ 320.67 \$ 40,590.65 259 \$ 40,590.65 \$ 164.90 \$ 321.97 \$ 40,268.67 260 \$ 40,268.67 \$ 163.59 \$ 323.28 \$ 39,945.39 261 \$ 39,945.39 \$ 162.28 \$ 324.59 \$ 39,620.80 262 \$ 39,620.80 \$ 160.96 \$ 325.91 \$ 39,294.89 263 \$ 39,294.89 \$ 159.64 \$ 327.24 \$ 38,967.65 264 \$ 38,967.65 \$ 158.31 \$ 328.57 \$ 38,639.09 265 \$ 38,639.09 \$ 156.97 \$ 329.90 \$ 38,309.19 266 \$ 38,309.19 \$ 155.63 \$ 331.24 \$ 37,977.95 267 \$ 37,977.95 \$ 154.29 \$ 332.59 \$ 37,645.36 268 \$ 37,645.36 \$ 152.93 \$ 333.94 \$ 37,311.42 269 \$ 37,311.42 \$ 151.58 \$ 335.29 \$ 36,976.13 270 \$ 36,976.13 \$ 150.22 \$ 336.66 \$ 36,639.47 271 \$ 36,639.47 \$ 148.85 \$ 338.02 \$ 36,301.45 272 \$ 36,301.45 \$ 147.47 \$ 339.40 \$ 35,962.05 273 \$ 35,962.05 \$ 146.10 \$ 340.78 \$ 35,621.28 274 \$ 35,621.28 \$ 144.71 \$ 342.16 \$ 35,279.12 275 \$ 35,279.12 \$ 143.32 \$ 343.55 \$ 34,935.57 276 \$ 34,935.57 \$ 141.93 \$ 344.95 \$ 34,590.62 277 \$ 34,590.62 \$ 140.52 \$ 346.35 \$ 34,244.27 278 \$ 34,244.27 \$ 139.12 \$ 347.75 \$ 33,896.52 279 \$ 33,896.52 \$ 137.70 \$ 349.17 \$ 33,547.35 280 \$ 33,547.35 \$ 136.29 \$ 350.59 \$ 33,196.77 281 \$ 33,196.77 \$ 134.86 \$ 352.01 \$ 32,844.76 282 \$ 32,844.76 \$ 133.43 \$ 353.44 \$ 32,491.32 283 \$ 32,491.32 \$ 132.00 \$ 354.88 \$ 32,136.44 284 \$ 32,136.44 \$ 130.55 \$ 356.32 \$ 31,780.12 285 \$ 31,780.12 \$ 129.11 \$ 357.76 \$ 31,422.36 286 \$ 31,422.36 \$ 127.65 \$ 359.22 \$ 31,063.14 287 \$ 31,063.14 \$ 126.19 \$ 360.68 \$ 30,702.46 288 \$ 30,702.46 \$ 124.73 \$ 362.14 \$ 30,340.32 289 \$ 30,340.32 \$ 123.26 \$ 363.61 \$ 29,976.71 290 \$ 29,976.71 \$ 121.78 \$ 365.09 \$ 29,611.62 291 \$ 29,611.62 \$ 120.30 \$ 366.57 \$ 29,245.04 292 \$ 29,245.04 \$ 118.81 \$ 368.06 \$ 28,876.98 293 \$ 28,876.98 \$ 117.31 \$ 369.56 \$ 28,507.42 294 \$ 28,507.42 \$ 115.81 \$ 371.06 \$ 28,136.36 295 \$ 28,136.36 \$ 114.30 \$ 372.57 \$ 27,763.79 296 \$ 27,763.79 \$ 112.79 \$ 374.08 \$ 27,389.71 297 \$ 27,389.71 \$ 111.27 \$ 375.60 \$ 27,014.11 298 \$ 27,014.11 \$ 109.74 \$ 377.13 \$ 26,636.98 299 \$ 26,636.98 \$ 108.21 \$ 378.66 \$ 26,258.32 300 \$ 26,258.32 \$ 106.67 \$ 380.20 \$ 25,878.13 301 \$ 25,878.13 \$ 105.13 \$ 381.74 \$ 25,496.38 302 \$ 25,496.38 \$ 103.58 \$ 383.29 \$ 25,113.09 303 \$ 25,113.09 \$ 102.02 \$ 384.85 \$ 24,728.24 304 \$ 24,728.24 \$ 100.46 \$ 386.41 \$ 24,341.83 305 \$ 24,341.83 \$ 98.89 \$ 387.98 \$ 23,953.85 306 \$ 23,953.85 \$ 97.31 \$ 389.56 \$ 23,564.29 307 \$ 23,564.29 \$ 95.73 \$ 391.14 \$ 23,173.15 308 \$ 23,173.15 \$ 94.14 \$ 392.73 \$ 22,780.42 309 \$ 22,780.42 \$ 92.55 \$ 394.33 \$ 22,386.09 310 \$ 22,386.09 \$ 90.94 \$ 395.93 \$ 21,990.16 311 \$ 21,990.16 \$ 89.34 \$ 397.54 \$ 21,592.62 312 \$ 21,592.62 \$ 87.72 \$ 399.15 \$ 21,193.47 313 \$ 21,193.47 \$ 86.10 \$ 400.77 \$ 20,792.70 314 \$ 20,792.70 \$ 84.47 \$ 402.40 \$ 20,390.30 315 \$ 20,390.30 \$ 82.84 \$ 404.04 \$ 19,986.26 316 \$ 19,986.26 \$ 81.19 \$ 405.68 \$ 19,580.59 317 \$ 19,580.59 \$ 79.55 \$ 407.33 \$ 19,173.26 318 \$ 19,173.26 \$ 77.89 \$ 408.98 \$ 18,764.28 319 \$ 18,764.28 \$ 76.23 \$ 410.64 \$ 18,353.64 320 \$ 18,353.64 \$ 74.56 \$ 412.31 \$ 17,941.33 321 \$ 17,941.33 \$ 72.89 \$ 413.98 \$ 17,527.34 322 \$ 17,527.34 \$ 71.20 \$ 415.67 \$ 17,111.68 323 \$ 17,111.68 \$ 69.52 \$ 417.36 \$ 16,694.32 324 \$ 16,694.32 \$ 67.82 \$ 419.05 \$ 16,275.27 325 \$ 16,275.27 \$ 66.12 \$ 420.75 \$ 15,854.52 326 \$ 15,854.52 \$ 64.41 \$ 422.46 \$ 15,432.05 327 \$ 15,432.05 \$ 62.69 \$ 424.18 \$ 15,007.88 328 \$ 15,007.88 \$ 60.97 \$ 425.90 \$ 14,581.97 329 \$ 14,581.97 \$ 59.24 \$ 427.63 \$ 14,154.34 330 \$ 14,154.34 \$ 57.50 \$ 429.37 \$ 13,724.97 331 \$ 13,724.97 \$ 55.76 \$ 431.11 \$ 13,293.86 332 \$ 13,293.86 \$ 54.01 \$ 432.87 \$ 12,860.99 333 \$ 12,860.99 \$ 52.25 \$ 434.62 \$ 12,426.37 334 \$ 12,426.37 \$ 50.48 \$ 436.39 \$ 11,989.98 335 \$ 11,989.98 \$ 48.71 \$ 438.16 \$ 11,551.82 336 \$ 11,551.82 \$ 46.93 \$ 439.94 \$ 11,111.87 337 \$ 11,111.87 \$ 45.14 \$ 441.73 \$ 10,670.14 338 \$ 10,670.14 \$ 43.35 \$ 443.52 \$ 10,226.62 339 \$ 10,226.62 \$ 41.55 \$ 445.33 \$ 9,781.29 340 \$ 9,781.29 \$ 39.74 \$ 447.14 \$ 9,334.16 341 \$ 9,334.16 \$ 37.92 \$ 448.95 \$ 8,885.21 342 \$ 8,885.21 \$ 36.10 \$ 450.78 \$ 8,434.43 343 \$ 8,434.43 \$ 34.26 \$ 452.61 \$ 7,981.83 344 \$ 7,981.83 \$ 32.43 \$ 454.45 \$ 7,527.38 345 \$ 7,527.38 \$ 30.58 \$ 456.29 \$ 7,071.09 346 \$ 7,071.09 \$ 28.73 \$ 458.15 \$ 6,612.94 347 \$ 6,612.94 \$ 26.87 \$ 460.01 \$ 6,152.94 348 \$ 6,152.94 \$ 25.00 \$ 461.88 \$ 5,691.06 349 \$ 5,691.06 \$ 23.12 \$ 463.75 \$ 5,227.31 350 \$ 5,227.31 \$ 21.24 \$ 465.64 \$ 4,761.67 351 \$ 4,761.67 \$ 19.34 \$ 467.53 \$ 4,294.15 352 \$ 4,294.15 \$ 17.44 \$ 469.43 \$ 3,824.72 353 \$ 3,824.72 \$ 15.54 \$ 471.33 \$ 3,353.39 354 \$ 3,353.39 \$ 13.62 \$ 473.25 \$ 2,880.14 355 \$ 2,880.14 \$ 11.70 \$ 475.17 \$ 2,404.97 356 \$ 2,404.97 \$ 9.77 \$ 477.10 \$ 1,927.87 357 \$ 1,927.87 \$ 7.83 \$ 479.04 \$ 1,448.83 358 \$ 1,448.83 \$ 5.89 \$ 480.99 \$ 967.84 359 \$ 967.84 \$ 3.93 \$ 482.94 \$ 484.90 360 \$ 484.90 \$ 1.97 \$ 484.90 \$ (0.00)

I have been using the calculator for a while and just now realized I didn't understand this calculation fully.

Thanks, @Alex Smith for answering this question!

@Alex Smith  where are you finding the (ending balance before refi) of 78680.34?  I' having the same issue.  Thanks.

Hey everyone. I'm also new to BiggerPockets and parts of this calculator aren't making sense to me. I've figured out HOW the numbers are calculated, but some aren't making sense for why. I'll give my sample data if anyone that has a Pro account wants to plug it in and help. I’ll also give what is shown on the report and post my questions after.

Purchase Price: \$79,000

Closing Costs: \$3,540

Estimated Repairs: \$23,500

ARV: \$146,000

Annual Taxes: \$1345

Rehab Time: 3 months

Refinance Time: 6 months

Acquisition Loan

Down Payment: \$11,850

Points and Fees rolled into loan: 1,171.50

Total Loan amount: \$68,321.50

Term: 30 Years

Rate: 3.70%

Interest Only: NO

Include PMI: YES

Monthly P&I: \$314.47

Total Cash Needed at Purchase: \$38,890

Refinance Loan

Loan Amount: \$100,000

Fees paid out of pocket: \$2,250

Term: 30 Years

Rate: 3.20%

Interest Only: NO

Include PMI: YES

Monthly P&I: \$432.47

Total Cash Invested: \$8,833.79

Rental Info

Income: \$1290

Fixed Expenses:

PMI: \$17

Garbage: \$22

HOA: \$40

Insurance: \$85

Property Taxes: \$112.08

Other Monthly Expenses: \$67

OK!! So here are my issues.

1. PMI doesn't seem to be included in the holding costs even though I entered it. However I was only able to enter it on the fixed expenses part. The report shows \$1921.67 for the Holding Costs which is exactly the (sum(fixedexpenses)-PMI)*RehabTime. (I hope my excel speak is clear!) It doesn't include PMI even though I selected that it should.

2. Total Cash Needed at Purchase. No! This number is correct for making the purchase, but it does not include upcoming holding costs! Why? It seems awfully big oversight to encourage people towards a deal without the money to handle the rehab phase. See my sample budget screenshot. If I assume I start with \$38,890 as the report says I end up in trouble.

3. Also regarding the Total Cash Invested. I understand this number is

Refinance Loan - Refi fees - Purchase loan balance - Rehab budget - Closing costs

However look again at my budget vs the Report screenshot. The Reports shows Total Invested as \$8,833.79. Here's mine. Due to the numbers I chose they are close, but that won't be the case if you pick different numbers.

Since the entire purpose of a BRRRR is to make it to the Refi and Repeat. Shouldn't we calculate the difference of money I started with compared to what I end up with in my bank account at the moment of the refinance. The Total Invested number does not include holding costs or income through the initial rental phase. If we're using the current balance of the Purchase Loan at the moment of refinance we should be using all the data before that right?

For anyone that made it to the end of this and offers a reply thank you so much!