.$4,000 to purchase (out of pocket)$161,000 hard money loan======$165,000 purchase price (includes excise tax and court costs)$16,100 10 points$3,500 loan fees (as detailed above)======$19,600 total cost to get hard money loan (all out of pocket)$5000 repairs to home (out of pocket)$13,800 total money in selling fees including agent's commissionTotal out of pocket investment $28,600 (4k + 19.6k + 5k)$230,000 Retail Sale Price-$13,800 Selling fees-$161,000 repayment of loan-$5,000 repair costs (out of pocket)-$4,000 money needed to purchase property (out of pocket)-$19,600 costs to get 161k hard money loan (out of pocket)-$4,830 interest payments for 60 days======$21,770 potential profitLooking back over my costs to hold the property I ommited the utilities expense which should come in under 1k, but even at that my potential profit could still be right around 20k which is slightly less than 10% of the ARV which is going to be my goal for my first property.Note: I see a calculation issue in my figures.

The kicker is that my contractor flips off-market to investors and had 5 sales the past month all in under 1.5 miles.

Got each rented for top dollar with outstanding remnants in under a week each.

One can often come in under 7% these days.

Numbers are OK but not great' or your email being inundated with listings  isn't the best way to go about providing sound reasoning behind your conclusion about the ENTIRE state of Indiana.

I'd for sure go in under asking...or pass...

I got it and the Realtor listing the property told me she was inundated by calls from other Realtors making offers. 

Remind them that you are going through rough financial times.Also you will be eligible to begin receiving social security when you reach 62 in under a year, that should help a little. 

Consumer lending platforms, also known as crowdfunding, or peer-to-peer lenders, have inundated the consumer lending space since 2008.

The following day I am inundated by calls and texts from their agent saying they want to show the house in an hour.