I'm not paying more than 70k dictated by the wholesalers formula.

@Taylor Walber the MAO formula mentioned above does not apply to rentals it is for flips.

I get conceptually how IRR differs from ROI, and I'm good with Excel and know how to use the formula.

I am a relatively new investor that has gotten my feet wet by using my own savings to buy my first deal.  The deal was just okay, and now that I have the education of how to actually evaluate, buy, and rent a single f...

Throw in some Shakespeare, Differential Equations, and the "I'm a  Gummy Bear" song (yes I have a 4 year old!)

You can buy them for a song when the market is right.

Is it a formula?

It looks like this:ARV x 70% = All-in Costs Target - Rehab Costs - Holding Costs - Closing Costs =Maximum Allowable Offer or Purchase price If you can follow this formula you should always be able to get all or most of your cash back.Now to make sure you have positive cash flow you still need to be as close to the 1% rule as possible.  

Im new to whole selling looking for suggestions on whats the best way or format to start sourcing deals

So after song and dance seeing if the business side of NFCU could help (BTW they only offer 75% LTV max and not on your primary residence) only option to get the 95% LTV is to re-Title in our names and re-apply.