Rehabbers: How important is the %70 Rule to you?

[Max Garcia Jr]

I currently do not have this home under contract. However, I'm just an email away from getting it under contract. Here's the numbers

ARV = $575K

Repairs = $100K

Selling price after my fee = $325K

It doesn't quite meet the 70% rule. However, there is still money to be made. So my question is to rehabbers; as a new wholesaler, does the 70% rule have to be met on all deals, even if it's on a higher end home like this one? Or, is it a case by case basis. A follow up question is, will hard money lenders lend you all cash (selling price + repairs) if it adds up to more than 70% of the ARV? I'm curious for possible future rehabs of my own. Your help is appreciated.