However, you are in precisely the right environment to find it!!

We would need more details in order to give you more of accurate and precised answer or opinion.  

.: Precisely why I posted on this forum so you guys can help me make an informed decision.

It's always wise to be conservative when doing your estimates (both on rehab costs and ARV) so let's assume $220k ARV and $100k rehab costs$220k * 70% = $154k - $100k Rehab cost = $54k Offer...In my opinion a $40k range of ARV isn't acceptable and you should narrow it down so you can have a clear idea of what you can offer and what you can't.A more precise flip formula =Max Purchase = ARV - Rehab - Fixed Costs - Desired ProfitBut again, you need an accurate ARV!

Without more info to disprove my assumption I would say yes.There is no need to tent at this precise moment.

If you know more precise numbers, it is much better to use those than lump them into the 50% rule.

This is precisely a part ot the idea when Bill and I mention there are things you do not know that you do not know.

I actually walked away from a 4-plex foreclosure that would have cashflowed very nicely precisely for this reason.

When I first analyze a deal, however, I like to be more precise with it and use the second formula you posted.

But I think there's a difference between realism & precision. 5 different GCs looking at the same house will come up with 5 different numbers.