Offering on a potential BRRRR

[Hariharan Elavarasan]

After doing some calculations, I’m noticing that I have to really lowball the offer for potential BRRRRS in my area. Am I right in saying, “dont worry about how low your offer is, if doesn't hurt to see if they’ll take it” 

For example a property near me is listed for 59,900 but its been there for 140 days. I havent seen it, but based off of some reading I want to say itll cost 20-25k to fix it up. My ARV however, since the local area isn't amazing, would be 75-85k. At this ARV, I wont reap the benefits without offering at most 27,000 dollars.

75,000*0.7 = 52,500 : 52,500 - 25,000 = 27,500 (including closing, all other expenses for contractors, inspections, aka everything) 

I almost feel like I should ask it for 20,000 and go into the repair with 32,500 instead. Is this unrealistic? Doesn't hurt to ask right?

[Matthew Crivelli]

@Hariharan Elavarasan

The deeper the discount, the better it is for the investor. Especially when prices are on the decline. You are correct, it doesn't hurt to submit a low ball offer. If it's rejected and you really wanted the house you can always counter or submit a new offer. 

ALSO, I would heed @Nathan Grabau warning about SUB-100k BRRRR's. It's almost impossible to refinance that small of a loan so you could end up getting stuck with all your cash invested which would likely result in you being forced to sell.