Closing costs when you buy it need to be factored and initial financing fees if you are financing it.When you are factoring sell price (ARV), you will need to factor off of that realtor/advertizing fees to sell it and ALL closing costs when you sell it.The 70% of ARV minus repairs formula adequately factors in all these factors.

This also allows some room for advertizing costs.

It took almost 2 years to finish and I swear never again I will let other people control my finances and renos.Never Again I will renos myself the same way I had to do that time.Now I have a contractor I trust, paid by the hour, plan things before he starts the daily work, check the plan at the end of the day, and so on.When I need to rent the apartments, I only start advertizing 3 weeks before the tenant moves out and only show 2 days a week at 6PM and I only stay there for 15 minutes.

Real experts are recognized, not advertized.

I would have to change both adverts.

Any adverting campaign is based on volume, repetition, in other words advertising is a program, not a one shot.

But its been displeasing to me having to focus only on residential from my lack of advert cash.

I came across the JohnBecks Tax deed and Tax lien sales advert but Because of my lack of enough fund and experience, I figure it out that I better start REI with tax deliguent properties.

For new investors I still believe it is an imperative part of learning the game of finding great properties and wholesaling by driving your farm area or targeted neighborhood (as well as doing your other methods of adverting for them).

So let's say the FSBO seller is a work from home attorney who owns an adverting agency and saves the full 6% commission.