Then things went soft for a decade.  

That's 82 cents on the dollar. before you pay for closing, soft costs and do repairs.Where is the deal?

Hi @Sammy FreemanWhat you have pointed out about buyer's being less likely to choose your house in a soft market is right on point.

Therefore it is a lot easier AND CHEAPER to leverage the good deals you can find into relatively soft term loans (lower interest, lower down payment, lower points) or into JVs with money partners like you've done, but on good terms for YOU.In a slow market when it's a lot easier to find deals - the money usually becomes quite hard to come by.

Cost: $650,000, rehab costs $100,000, soft costs, costs of sale, and an ARV of $1,000,000 or a bit more.I have never taken a loan before.

The 30% covers your soft costs and your profit.

This balcony has a loose-ish railing and a semi-soft spot in the corner.

Another factor that's important to note is how strong or soft is the market?

The 30% in that formula is designed to cover you misc soft costs like closing and holding costs AND you profit.

My wife and also have a soft spot for Newport RI and are looking to begin investing there as soon as we can.