The 70% rule is a solid guide, but in competitive markets like South Florida, it’s tough to stick to—many investors adjust based on their target profit margin or risk tolerance.

Example: I worked with one real estate investor who used to pay a VA to manually look up property comps.  

I guess the only thing giving me hesitation is that it looks like housing prices are at all time highs even after adjusting for inflation:https://fred.stlouisfed.org/se...Housing affordability is worse today than it was at the bubble peak in 2006 if you believe Case Shiller data. 

Adjusting for it allowed him to realize his property’s ROI was still positive but not as high as initially hoped.

Many banks handling tax escrow accounts for mortgages have mistakenly thought there was one tax due twice/year or totally missed one of the taxes.Investors should research the SEV and the Non-Homestead property tax millage rates to project what the property taxes will be after adjustment.

@Joe AuA HELOC has an interest rate that is adjustable......

Fannie/Freddie both allow up to 90% financing. https://singlefamily.fanniemae.com/media/20786/displayHOWEVER, the  loan level pricing adjustments are HUGE on these loans: So, the rate and costs will be very high. 

I am using the BRRRR Calculator and was wondering if Homeowners Insurance estimate was included somewhere or if I had to manually enter it somewhere? 

In inflation adjusted dollars, this likely is closer to 15 years to recover the $450k.  

Bringing better comps to the appraiser’s attention is definitely worth a shot and can sometimes lead to adjustments.