Getting offers at below land value?

[George Lay]

Hello BP Community,

I'm relatively new to fix and flip and I've been making offers on property using "70% ARV minus repairs" which makes offering prices sometimes below land value. My realtors keep telling me that people generally won't sell at those prices even if I have quick completions and "inspection only" clauses. So i want to get the BP' community's opinions on this. Is anyone else getting offers accepted at below land value or should I be capping out the minimum offer to at least land value?