Richard,

If I remember correctly (and I'm not saying that I do), the residual value is normally related to the resale value used in rental agreements. The amount is deducted from the cost when calculating. You would then to recover the residual at the end of the rental agreement by selling or rerenting. If this is true, then couldn't you just deduct the $5,000 from the $100,000 when you calculate to get a result of $9,817.59 as a monthly payment?

Calc = PAYMENT(100000-5000,.10,36)

My logic may be wrong, it's been a long time since I had to do anything like this...

BTW, at those prices, I'm glad you're not my landlord! :)

Renoir