@David Cheng I have a lot of clients in Washington State looking into the Boise market because our price points are generally lower and our rental rates are increasing with the natural migration and local tach companies moving in, expanding. the market here has been aggressively rising over the last 4 years to a point where the rebound has had quite the psychological affect on seller's and listing agents. something to consider.

The convention business is starting to rebound.

I love our region and hope to see it continue to rebound.  

https://www.streetinsider.com/Globe+Newswire/Texas+New+Home+Sales+Rebound+in+June/17134192.html

I had a project behind the outlet mall. started and the perfectly wrong time.07  60 unit townhouse project we built 6 and sold those and still have the land waiting for the rebound Oregon coast is still pretty soft compared to RED hot PDX metro.But on the rental side I still get calls on my old sign there that is laying in the weeds asking if I have any rentals..

And usually when I do this hand off we are able to rebound at least 1 deal for sure.

Question, to rebound off of the original question, if the arv is 315k repairs 25k my fee 10k mortgage balance 105k discount at .82 I contract it at 118.3k and sell it to my buyer for 118.3k?

Michigan was the first to be hit and i believe we will be the first to see the rebound start to come but it will take longer than most states to fully recover here. we have seen a little inflation in the housing market up here but i assumed it was first time buyers trying to get the tax credit.

Now that I do the SoCal market has of course rebounded.

An attorney advised him to stop making pymts and to collect as much rent as possible while the seller foreclosed and to eventually just sign the property back to the seller.Not too many years later values rebounded and today that property is worth millions.