whats with the doucebagyness today warflowvet? who crapped in your cornflakes

Around the age of 13-15 kids start to become adults in a slow and painful process. Part of that is to seek social approval through various methods. Internet provides a social interaction unlike any other, if we were to meet him in real-life we'd dismiss him completely knowing how old he is and what social position we do have. On the other hand internet forums can be stripped of human interaction, yet you can seek approval there if you desire so. In real-life people feel awkwardness when they speak out having nothing to contribute, but here there is nothing from stopping him to post anything he wants, however nonsensical it might be. In order to mask some of his posts he uses quotes, historical references and uses big words like outweigh, making it seem like it's useful to the conversation. And that's why the cookie cr... sorry, that's why he posts here.

so close but yet so far.
i dont need your approval i just put in my two cents you dont like it i know somplace you can shove it

Again, just a reminder, please follow the rules for this thread, if you are not at least 16 do not post.

into a slot machine?
as for your question hellbender, it was my dog.
the rules were clearly stated, you illiterate fool, 16+ players only can post here

i am 16

and im 24 ;)

except if you had 2 birthdays within a month you're not ;)
or else you lied before

nope im 16 turned it last week i was 15 sorry if i put the wrong age somwhere else

<a href="http://www.free-iqtest.net" title="IQ Test"><img src="http://www.free-iqtest.net/images/badges2/l126.gif" width="200" height="100" alt="IQ Test" border="0"></a>

i got a 126 on my iq test

What better index then NPV and IRR would you reccomend for evaluating real estate investment and why?

If i am allowed to comment how the hell did hellbender get 126 on a highly flawed test taken off the internet.Forget the legitimacy and accuracy of the tests he couldn't possibly get 126 especially considering the average for his age which he acts below.

Thank you so much guys! Though I did not get to finish it, that chapter just taught me so much!

hellovic, if you got 126 on one of those internet tests then it means you're a retard, the average for those was moved to 150
which puts your real iq at about 70

@Artham,

That depends on the type of investment. NPV and IRR are general indexes meaning they can be used to pretty much any type of investment, but the real question is how to evaluate future cash flows. From financial analysis' point of view any future cash flow undergoes certain risks that have to be considered during the evaluation period. Real estate investment, whether building for rent or for sale, is usually very demanding when it comes to capital requirements, thus exposing itself to business cycle risk. I'd be focused mostly on shifts in demand on the market when evaluating an investment like that. We cannot perceive demand directly, but we can observe a few key indexes, for example with non-commercial investments it'd be mortgage backed credit volume (most of the time can be found ni reports that bank give out to financial overseers like KNF i Poland). The other factor might be surplus of supply, which we can observe by comparing the volume of offers on the market to absorptivity of the market (based on past data). With commercial investments it is not that easy since market participants are not homogenous, thus it's harder to see overall demand in the market, so most of the time risk is not used in terms of financial analysis but rather history of the counterparty and your firm. I hope that answers the question at least partially.

you just have to rip me down dont you well two words FUCK YOU i dont care

dear yuri hellovic benderov
why are you posting that if you don't care?
you obviously lack the intellectual capacity to understand the concept of hypocrisy...

I should rephrase my question mayby or rather expand on it's purpose.

A part of my job is preparing analisys, which are the basis for a bank or other creditor to finance an investment (mostly in real estat, thus my specifing in the question). My goal is not really to know if an investment is good or bad - I have other tools for that. I need to prove to smbd who doesn't know the market well enough that is good. Specifiacly to a financial analyst in the bank. As I don't have much (or rather any) theoretical background, I'm wondering what indexes do financial analysts belive in :).

As for cash flow in real estate - if you have good enough knowledge of the market it's not really hard to estimate it for rental investments (assuming you have a big enough scale). It is a lot harder, when you comercialise through sale - that's alweys a bit of a lottery.

So to sum up my question should be - if you were given a task to evaluate wheter an investment is worth financing by your employer (let's say it's a bank), what index would most convince you?

Why is everyone so harsh on Hellbender? He seems sound enough and (although I haven't been through the forum archive) as far as I can see doesn't have a bad word to say about the rest of you.

BTW Hellbender, I think its cool that as a just turned 16 year old warlight is your game of choice.