BRRRR Questions - BP Calculator & Closing costs for Hard Money/Conventional

[Ali MirRasekhian]

I have been analyzing and making offers on properties to BRRRR but have been continually getting negative COC and been off on closing costs.

I've run numbers through the BP BRRRR calculator on multiple properties lately that have an acquisition cost less than 70% of ARV and rent is more than 1% of the ARV value but still getting negative COC on a monthly basis.

Most of the properties I am going after are under $100k with $20-$30k in rehab and I have been using 5% as my general rule of thumb when calculating but when we get under contract I've had instances where the closing costs are coming in much higher.

Hoping to get some help on a few questions:

What are the typical closing costs you expect for a Hard Money Loan on the acquisition?  

I thought they were supposed to be lower than a conventional but I'm getting quoted 6% + $1100 for additional fees

What do you typically expect for closing costs?  

I have had closing costs anywhere from 6% up to 10% of the acquisition price.

Thanks for any help.  Just trying to get my numbers more accurate so I can get my first property closed.