IRR Function for large amount of inputs

[cotatliad]

I have a real estate investment model for 13 years term with month to month cash flows. There are a number of months with zero cash flow at the begining and it is about 38 months or so before I have any positive cash flows. For some reason IRR function gives me "#DIV/0!". Help Please!! Thankss!!

 

[anandvarma]

The IRR function needs the following information


IRR(values,guess)

Values is an array or a reference to cells that contain numbers for which you want to calculate the internal rate of return.

Values must contain at least one positive value and one negative value to calculate the internal rate of return.

IRR uses the order of values to interpret the order of cash flows. Be sure to enter your payment and income values in the sequence you want.

If an array or reference argument contains text, logical values, or empty cells, those values are ignored.

if the problem is not solved post some sample data