I hate when people look for that magic formula (not what you were asking but bear with me).You make your money when you buy not when you sell holds true in any market. 

That's the magic that makes this work. 

I was missing the “magic moments”.

There is no magic formula so follow your gut.

That said, for flips, you want to buy low enough so that the renovation costs plus holding costs will still be low enough that when you sell at the ARV of the property you will make a profit. as long as you know the market and know what the house could sell for and make money, i think that is any investors goal. the key is working backwards, start with the ARV subtract reno costs, for the time you plan it will be held, subtract taxes, insurance, electric, gas, water/ sewer, you will also want to subtract closing costs when you purchase and when you sell and you also want to subtract what profit YOU would like to achieve, that would be your purchase price. what you should shoot for is any return on investment that will outperform the average stock return or deposit return, if you can not then you might as well invest in the stock market or deposit the money in a bank. there is no magic number that everyone agrees on.

And sooner or later the game of magical chairs ends.

@Matthew Askew I only asked about your paperwork because the "magic" of Sub2 isn't in the purchase agreement as much as in all the complementary documents you'll need, such as:Authorization to Release InformationLimited Power of AttorneyDisclosure StatementNoteBuying subject to existing financing is an insanely powerful acquisition technique, but one which is highly advanced and not to be attempted without serious training.

It was early 2018 and the day began like any other, yet something magical happened.

I just touch up any chips or scuffs in the paint that a magic eraser won't get out - I keep a big box of those around, they're amazing.

i want to learn what i can do when a property does not appraise as well as it should. and why in the world they take whichever property they feel like to come with the number they want to come up with and completely ignore the rest.what can I do in this case.example.. bid 75.1k on a house a few months ago hoping to come a little less since THE HOUSE ACROSS THE STREET sold for 62. guess what....the house magically appraised for 76 and the house across the street was not in the report. i was ticked, to say the least!