That's the price of the flexibility.If the place is substantially undervalued a really flexible small bank MIGHT go off of value rather than price, so if you are getting a screaming deal with like 20+% instant equity they could possibly go for just 5% out of pocket.Really the same thing if it is a junker and you did the Hard Money/Fix/Refi route.  

But in general, you are not going to find screaming deals on the open market. 

It is my desire that these properties are redeemed also, so we can part ways before this cat stops biting her tail and let's out one long scream😡

Then there are times when the market is screaming higher (or for other reasons) you can afford to pay over 70%.

I had my kids screaming in other units while I was listening adjacent as a noise test

@Kate Pasinelli: Thank you for reaching out to me Kate!

The manager is jumping up and down, screaming in the parking lot "You can't quit!".

That being said, if you do get a screaming deal that is all in below 65% of ARV, they will still ask you to put some skin in the game.

Do you recommend I pursue the low income area, or run screaming in the other direction? 

For lender's we have been very happy with Kate DiBiase from Northstar Mortgage.