How do I calculate Investor Return on Equity, Debt Coverage Ratio, Investor IRR Levered and Investor IRR Unlevered?

Grand Avenue Tower
Rent Assumptions	Rent	Square Feet		Growth Assumptions
Rent Tenant #1	$29.00	20,000		Income Growth			2.00%
Rent Tenant #2	$30.00	15,000		Expense Growth			2.50%
Rent Tenant #3	$32.00	15,000		Tenant 1 Escalator			2.00%
Expense Stop for Tenant #1	$5.50	20,000		Tenant 2 Escalator			2.50%
Expense Stop for Tenant #2	$7.00	15,000		Tenant 3 Escalator			0.00%
Expense Stop for Tenant #3	$9.00	15,000
Building Net Rentable Area		50,000		Financing Assumptions
				Debt (30 year amortization)			$10,000,000
Miscellaneous Income		28,000		Interest Rate (assume annual pmt)			5.50%
Vacancy		7.00%		Annnual Payment			$688,054
Management Fee		4.50%		Equity			$4,000,000
Tenant 3 Tenant Improvements		$24.00		Purchase Price			$14,000,000
Tenant 3 Leasing Commissions (per yr of lease)		2.50%		Sale Cap Rate			7.00%
Revenue		Year 1	Year 2	Year 3	Year 4	Year 5	Year 6
Rent Tenant #1		580,000	591,600	603,432	615,501	627,811	640,367
Rent Tenant #2		450,000	461,250	472,781	484,601	496,716	509,134
Rent Tenant #3		480,000	480,000	480,000	480,000	480,000	480,000
Expense Pass-through Tenant #1		90,000	95,000	100,125	105,378	110,763	116,282
Expense Pass-through Tenant #2		45,000	48,750	52,594	56,534	60,572	64,711
Expense Pass-through Tenant #3		15,000	18,750	22,594	26,534	30,572	34,711
Miscellaneous Income		28,000	28,560	29,131	29,714	30,308	30,914
Gross Potential Income		1,688,000	1,723,910	1,760,657	1,798,261	1,836,741	1,876,119
Vacancy		118,160	120,674	123,246	125,878	128,572	131,328
Effective Gross Income		1,569,840	1,603,236	1,637,411	1,672,382	1,708,169	1,744,791
Expenses
Real Estate Taxes		200,000	205,000	210,125	215,378	220,763	226,282
Insurance		20,000	20,500	21,013	21,538	22,076	22,628
Utilities		150,000	153,750	157,594	161,534	165,572	169,711
Janitorial		50,000	51,250	52,531	53,845	55,191	56,570
Maintenance		80,000	82,000	84,050	86,151	88,305	90,513
Management Fee		70,643	72,146	73,683	75,257	76,868	78,516
Total Expenses		570,643	584,646	598,996	613,703	628,774	644,220
Net Operating Income		999,197	1,018,591	1,038,415	1,058,680	1,079,395	1,100,571
Tenant Improvments		360,000
Leasing Commissions		72,000
Cash Flow Available for Debt Service		567,197	1,018,591	1,038,415	1,058,680	1,079,395
Debt Service		688,054	688,054	688,054	688,054	688,054
Cash Flow After Debt Service		-120,857	330,537	350,361	370,626	391,341
Sale Price						15,722,442
Outstanding Loan Balance						9,229,509
Net Sale Proceeds						6,492,933
Investor Cash Flows Levered	-4,000,000	-120,857	330,537	350,361	370,626	6,884,274
Investor Cash Flows Unlevered	(14,000,000)	567,197	1,018,591	1,038,415	1,058,680	16,801,837
Investor Return on Equity		-3.0%	8.3%	8.8%	9.3%	9.8%
Debt Coverage Ratio		0.82	1.48	1.51	1.54	1.57
Investor IRR Levered	15.06%
Investor IRR Unlevered	8.74%