It is not easy to find good deals or at least margins are reducing (between higher purchase prices, higher property taxes and higher interest rates).

Hello Bigger Pockets community, My name is Jeff and I am currently living in and looking to invest in the greater Boise Idaho area, although it would seem to be a tough time to make good profit margins with the market the way it is in this area. 

But hard money usually costs 12-15% interest with 3-5 points and other fees and just kills your margin and cash flow.

Margins are tight, but it'll cash flow for you nicely. 

LO and SLO are highly regional  investment schemes.. in some regions it will work in todays market even  in others its a long shot at best.. and what I see is you run into a lot of properties that sellers are just trying to unload on folks and there is marginal to no TRUE equity.. which in my mind is not the way to invest..  

Poor craftsmanship can kill your profit margins on a rehab.

There was more room for error in those numbers a year + ago as you could sometimes count on slight market increase in the ~3 month span during a flip if you went a little over-budget.A good rule of thumb for getting into a flip in a market where it looks to be shifting is to take the maximum % of shift you think might occur during the span of your flip, and make sure that is your minimum profit margin.

We expect a few marginally profitable years, then either recovery or continued decline, depending on how many new players enter the market. 

It takes some thorough due diligence on each asset you're considering buying, to be sure you're getting it at the correct pricing to leave plenty of margin for absorbing a hit. 

I have been struggling to find a property using the rule of thumb 70% rule because it seems like the arv and the price on these properties are so close not giving me the room to even consider, so I decided to look at some multi-family properties and found some occupied duplexes with a huge margin for example duplex with 2b1b on both sides in nice area close to schools parks and downtown area fairly new roof and some updates listed for 49k and arv 175k ,fully occupied.