average returns & agents

[Tony G]

My initial meeting with my agent, my partner and I told our agent we want properties that have profit potentials of 30k-40k. This is due to the research i've done on mls/comps/dom etc where I derived at 30k-40k margins. Quite frankly, all the analysis/comps/research/cdom is doing my due diligence, but honestly no one knows when and how much the house can sell for. It is really an estimation of time and value from previous and current statistics correct?

Now having said this, Is 25k-40k unreasonable or a realistic profit margin? How would I be able to find out the average return for my state and region? How do I know my agent isn't keeping the better ones for other clients or herself? How do I know that an offer I put in wasn't to raise the price of the property since there is more interest in the property? (not bashing agents here just would like to understand more on this topic)

My formula is basically having acquisition at highest 85k and 25k average for rehab so 110k highest with closing costs and holding costs included. We are looking for most properties w/ acquisition and rehab w/ closing costs and holding costs to average out to be 100k. Obviously the higher we go, our profit margins need to edge up to 30k+. So with a partner investing 50k for 10k which would be 20% profit is that a good profit margin for just me?

[Aaron McGinnis]

How can I put this...

ALL of your reservations are solidly grounded. Your agent may be screwing you, or nto presenting the best deals. You are, in fact, rolling the dice and hoping your spreadsheet is predicting the future accurately when you try to judge ARV. Yes, it really is an estimate... I'd go so far as to say, "Well educated guess"

Your expectations for profit margins may... or may not be realistic. Someone, somewhere, is doubling their money on every deal. Just ask them. They also have super-model girlfriends and can scrounge up a million dollars in change by going through their sofa cushions. As for me, I target deals with 20-30% cash on cash ROI percentages... then I take a healthy margin for myself, and the real "profit" is a lot smaller at the end of the day. We still tend to get double-digit returns.

I also invest in properties that would make most sane, rational individuals run screaming for the safe comfort of home. I pretty much thrive on high risk, high reward investment properties. Can you do the same? Shucks if I know. Best way to learn is jump in and pray like crazy.