Finding deals that meet 70% rule: Mission Impossible?

[Ashley Benning]

Fellow BPers in Los Angeles and environs, I've been doing deal analysis for MONTHS and cannot find properties that meet that 70% rule for fix and flip and BRRR. I'm wondering if these can only be found off market and through wholesalers? I'm ready to reach out to HMLs and then push the button on a property, but I can't find any! Am I doing something wrong, or just being impatient? Granted, my LA realtor hasn't set me upon the MLS yet so I'm sort of wading through Redfin, etc. but still, just doing analysis you'd think I could find something that would work. Maybe LA is just not in the cards for me? Seems a shame because I grew up in the San Fernando Valley and know it pretty well. Investing elsewhere would be a learning curve AND a commute for my first property. I am also looking in the Phoenix area since I lived there for a few years, but my heart is in making the Valley a better place, one home at a time. Thanks, everyone!

[Account Closed]

@Ariou B.

70% rule: PP = 70% x ARV - Rehab

So, in your case:   $615 = 70% x $879 - 0.0

Unless your rehab is zero you are not following the 70% rule.