Others were rejected with no counter.  

So I just wanted to put out WHAT I'm looking for and see if I'm being realistic. 1) Planning on purchasing an SFR with a live-in-flip type strategy2) If it is fixer than I want 20% equity in deal (i.e. if the home's ARV is $300k then my max purchase price is $240k minus repair costs)3) If its not really a fixer, or minimal fixer then I want at least 15% equity (home with ARV of $300k then my max is $255k minus repair costs)I've offered on a couple properties so far, both were rejected, which is fine.

as ive been rejected because of debts being to high and income cant cover.if its hard money lenders..whats the best points or rate %. ?

I had to have 4 offers rejected before someone told me this.

Make a lower offer and if they reject it walk away.

If three of four sellers reject your offer on this approach, but the fourth seller accepts, THEN you have made a sound investment. 

Newsom: Vote No on Proposition 21It’s nothing more than another attempt to pass a bad proposition similar to Prop 10, which the smart voters in this state wisely rejected back in 2018.Hopefully voters will reject this one too. 

@Greg DowneyI was talking with a commerical portfolio lender today and was basically rejected because of my income not being quite high enough.

If you're bringing me properties, I'd do the calculation as above, and buy the house at $55K and reject it at $57K.

If I received an offer from a buyer with a WF pre-approval letter I'd ask them to switch lenders or I'd reject the offer.