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Hi Walter...I have heard this story before and it sucks every time I hear investors going through these type of problems!  

it ignores (1) all the costs that have to be expended simply to process a transaction, and (2) the higher maintenance costs you will be incurring in that type of neighborhood. 

This is the only loan type that can be assumed by an investor.

This is why with these type of props you need big spreads between PP rehab and rent.  

On larger deals, I've actually seen LTVs come down in the 50%-65% range, depending on the type of property/experience of the developer.

What type of properties and scenarios are you looking at ? 

When you remodel/rehab a property look at the surrounding market and see what is "expected" for properties of that type that have been remodeled. 3.

TERMS- Deal Type: Seller Finance- List Price: $580,000- Purchase Price: $780,000- Seller Carryback: $693,000- Total Entry: $100,000 Breakdown: Assignment: $13,000 Down: $87,000- PITI: $2,657 Breakdown: Principal & Interest:: $2,000 Taxes: $464Insurance: $193- Rent: $5,250 ($750-800 per unit)- Amortization Years: 28.88- Interest rate: 0%- HOA: NONE- Balloon: NONE- EMD: $5,500- COE: Feb 12, 2025- Occupancy: Occupied, Occupants staying post closing- Title company: PROPERTY DETAILS:MULIT-FAMILY7 Units - 2B/1B per unit- Living sqft: 5,200- Year Built: 1940- Age of Roof: 1- Age of HVAC: New- Age of Water heater: New- Condition of Electrical: Good working condition- Condition of Plumbing: Good working condition

Sort the unit type comps by square footage descending for best results.If you’re inside of market by $100-200… immediately bump by $75-175 and see what bites you get.