Which planEASe Model should you use? RU (Investment) is the correct choice for the vast majority of analyses — used for investments, commercial development, land development, unit sales/subdivisions, Tenant Representation, Owner Representation, Lease vs Buy, Sale Leaseback, and participating loans. Within RU you can switch between RU (using IRR as the standard return measure) and RM (using MIRR instead) at any time — these are interchangeable views, not separate file types requiring different setup.

Partnership models: an RU file can be converted to a Partnership file (Group/LLC or Limited Partnership) to add member distributions, preferred returns, and waterfall structures. You can switch between Group and Limited Partnership models freely once in partnership mode. Recommended workflow: build the property analysis first in RU, then convert to Partnership (File / Convert Assumptions) — this is preferred over starting directly in the partnership model because certain property-level reports (Income Statements, Acquisition Report, Annual Statements) are only available in RU, not in Partnership mode directly.

Installment Sale Analysis: a separate dedicated model for installment sale transactions — choose this model only when specifically doing an installment sale analysis.

Bottom line: default to RU for nearly everything; only switch models when the analysis specifically calls for Partnership structure or Installment Sale treatment.