Percentage higher vs lower !

[Arthur V Bernestine III]

Would you formulate a higher percentage on lower ARV properties that need a fullGut. I know fullGut cost 60$ per sqft usually.

Say ARV=185,000$ (sqft 1,826)..If I were to do the 70% rule. Than 185 x .7 - 109,560$repairs - whole fee, would simply not make sense for the seller.

I was thinking a better percentage  would be at least 84%-90% minimum. 
185 x .9 - 109.5 - 10k(investor profit) - 10k(wholesale fee) = 37k MAO. I would assign property for 47K. Does this make sense ? I could use feedback.
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185 x .9 - 109.5 - 10k - 10k =
37k. Not sure if I’m analyzing right. & is there even a need to add investors profit in my equation ?