Just calculate the average price/sqft and use this, but this isn't good because some out of date also get sold, and the likesFinally, how closely do investors follow the 70% rule?

We push for approval from the client even on small issues so that we do not have to deal with larger ones down the road.

A couple of follow-ups so I can better understand.

.- You close on December 10th- The property is in great shape and does not need any significant repairs- It only needs some paint touch-up and changing a couple of broken fixtures, which you do yourself- You spend the next week buying furniture, electronics and supplies and installing/arranging everything yourself- You also roll up your sleeves and scrub the toilets and sinks and appliances- You put it on AirBnB/VRBO and have your first guest renting it for the 3 days of Christmas- You second guest rents it for the following weekend and leaves before NYE- You personally clean and restock the place between these two guestsCongrats!

However, there is a big push for investors to chase 'yield'(Cashflow) which is likely pushing these markets even higher.I purchased about 30 homes in Jacksonville from 2020 to 2022 below the cost of $72,000.

I’ll push back on this. 

It feels more organized and easier to follow the thread

to do an out of state BRRRR you have to do the following remotely (somehow):-find a deal that is exactly the right amount of distressed - needs a big rehab, but can be salvaged and fixed up. 

The design requirements are as follow:1. 6 bedroom (maximum allowed by the septic requirement based on lot size)2. 5 bathroom (Almost each bedroom has a ensuite bathroom) 3.

An option for you could be to go with a DSCR loan with a reduced prepayment penalty period so that you can get funds soon and if you want to refinance next year or the following due to lower rates or wanting more LTV than you're able to do so.You should look at this one with the mindset of:1) What would my expenses be once I refi vs what they are now?