I also wholesale deals that our company procurs direct from sellers.

Its not a formula, but so far it enabled us to build a portfolio - because I've never had enough money to do it on my own. 

For example, their guidelines might state something like 'The lesser of 70% of ARV and 90% of Project Costs'.We can work with your scenario, and I'll make some assumptions about the rehab cost, although you can plug your own actual rehab numbers in.Purchase Price: 25kRehab: 50kARV: 110kAt this level, 90% of LTC is $67.5k70% of ARV is $77kIn this situation, our hypothetical lender would fund $67.5k.Anything below 100k in loan amount tends to become difficult to find financing for, and you will want to be sure that the lender is still able to fund even if the ARV doesn't come back at the price you think it will.It might be worth it to talk to some investors who have done similar-sized deals in your area, and see which route they have taken to procure financing.Hope this helps,Michael

I was able to procure a 4 plex for a client for $122k and the low rents he is already getting are $2150 and the ARV will be closer to $3300 once he fixes the property and raises the rents. 

., bad inspection, failure to obtain financing after good faith effort to procure financing, etc.).

I should probably add on a hassle fee for me having to manage that procurement.  

Then I tenanted it and it rented for $1100/mth 4. 

Our quickbooks systems is fine, it enables me to get all the information I want including monthly reports, etc etc.

If it is for liability issues connected to leasing out the property, you may have some issues with the procuring of a loan based on being owner occupied.

If you are licensed, then you can negotiate the lease and negotiate what your fee will be for procuring the renter.