You are also spreading out the risk by doing more.

I'm hoping they just don't spread themselves to thin. 

OK, so I have updated my spread sheet.

I would say it is not the easiest thing to do and requires the borrower to have a deal with enough spread to allow for such high leverage and the borrower should be prepared to offer much more than 3-4%.

For example: I look for a minimum of a 20% discount from the arv ARV=$100,000 asking price=$80,000 based on this spread I make my offer with a 10% repair cost from the arv repair costs=%10,000 so if I'm wholesaling the property my offer would be $50,000 or 50% of the arv.

I would either use a HML spread over multiple deals to rehab or I would find a property with good bones (foundation, and most studs/joists are solid) then buy it for super cheap and force appreciation through the rehab, which is what I do. 

Sharon, How do you spread your follow ups on probate?

In terms of your price range there are homes spread out throughout Tucson that can check that box.I am a Realtor in the area and happy to be a resource to you.

This house was very nice and clean (build later 1980) My tenant recently claimed there is mold on 1fl (it is like basement as there is no window, it is next to garage) When i see, the mold is not only one area but it seems widely spread on the ground floor (laundry room, wall, celiling etc) Since it is OOO investment, it is not easy to deal with mold issue.

Higher prices leads to larger spreads.