I have a complicated and overly simple Pro Forma template but would love to find one mid ground that would work for small multi family 10-30 units ish. 

We obtained the full financial package, and the seller's "Pro Forma" is built on a complete fantasy.The descriptive reason for the high cap rate is that the seller is using deceptive and impossible expense projections.To get their advertised 15.26% cap rate, they are projecting that as their Gross Rent increases by $75,900, their Total Operating Expenses will simultaneously decrease.Here's the breakdown of their math:Taxes: They assume $0.00 in property tax increases, which is impossible.

Hey everyone!
I run a full-time, 10-person real estate investment team based in West Michigan. We focus mainly on fix-and-flip and buy-and-hold projects, and we acquire around 60 properties a year. Most of our deals ...

We're getting ready to purchase a short-term rental property and have two investors so looking to form a new LLC and have some questions regarding that.

Plus, it’s more complicated when your lender looks at ownership for the DSCR loan.If it were me, I’d just form a Missouri LLC for this property and keep it simple.

Form a c-corp or LLC and make that entity the owner and you are the property manager.  

Assuming a flashy excel pro-forma and your “home run” purchase will have private lenders fighting to fund your deal will leave you disappointed.

@Ethan Ung Unfortunately it's not as easy to make money in real estate as your excel pro-forma may suggest.

Here’s what to have ready:1️⃣ Current Pro Forma – Updated with realistic DSCR and stabilized income assumptions.2️⃣ Clear Cap Table – A simple ownership summary that shows transparency and alignment.3️⃣ Defined Exit or Refinance Plan – Lenders want to see how they’ll be repaid.4️⃣ Updated Appraisal & Project Budget – Accurate, current numbers make underwriting smoother.5️⃣ Strong Sponsor Story – Your track record and narrative still matter more than any spreadsheet.💡 Pro Tip: Preparation speeds up funding, builds lender confidence, and often improves your terms.⚖️ FAQ: “Is Mezzanine Debt Just Expensive Equity?”

Facts / current setupI formed a Wyoming LLC (recently) and I currently own/operate that entity.I live in New York (NY).I am under contract for a property in Ohio (OH) and expect to close there.I will need a registered agent in Wyoming and in Ohio (and I know I must maintain a registered agent in each state where an entity is registered).Options I’m consideringForeign qualify the existing Wyoming LLC in Ohio (register the WY LLC as a foreign LLC in OH and hold the property in the WY LLC).Form a new Ohio LLC to hold the real estate (Ohio LLC holds the property), with the Wyoming LLC as the member/parent owner of the Ohio LLC.Form a new Ohio LLC and dissolve the Wyoming LLC (i.e., replace the WY LLC with a domestic Ohio LLC that holds the property).Trust structures — possibilities include:Trust directly owns the property, and the ohio llc is the trustee.Wyoming LLC is the beneficiary for the trusts.How should i move forward?