First flip by the numbers

[Beth Blankenbicker]

Looking at a first flip asking price is $325k, estimated repairs $40, estimated ARV $450k

Using the 70% rule I would offer no more than $315k, correct? My realtor thinks a full price offer and he is confident it will resell for at least $450 if not more it I am trying to be conservative in my numbers- generous budget for rehab, conservative in ARV

Since this is my first flip I want it to be successful, worst case scenario I break even. If I have to cash out refi based on the ARV I could hold it as a rental or potentially a short term rental or even house hack it for a couple of years (I currently rent and could easily carry the mortgage even with these horrible interest rates)

Thoughts?