Lowest ARV you will mess with?

[Kevin L.]

Another newbie question...

What is the minimum ARV for a SFH that makes it worth while? I have been looking at very low end housing...the 70% rule applies...yet after realtors fees/holding costs/closing cost it just doesnt make sense! It seems like I will be one "discovery" away from losing my tail. This could all be an issue due to me "padding" every number possible because this is my first deal. Thanks in advance to all that reply!

[Frank Adams]

Generally $60K ARV is my bottom. But I know I'm going to sell for higher than "true" market rate, I'm buying for cash and converting my cash into a "mortgage backed security".
Looking back at the last 3 flips I did;

Paid $50K, put in $2,K, sold for $70K
Paid $22K, put in $14K, sold for $56K.
Paid $50K, put in ZERO, sold for $65K