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%50k is the floor I've seen, with not a lot liking to go below $100k.

I definitely went higher on the maintenance and capex intentionally due to the age of the property but depending on what types of renovations would have to be done, they could be lowered.

I'm just curious what various lenders would be looking for in compensation and structure of this deal:Purchase Price: $25,000Rehab/Holding/selling costs: $30,000ARV/Sale Price:  $85,00090 days for purchase/rehab/sale**My questions below are coming from the scope of my view that a HML being a formal institution/group with a bunch of standard terms, processes, etc... and a Private Lender being someone with money, willing to loan it short term, without all kind of formalities(if that makes any sense)So in a HML world, 65% of ARV would be right at $55,000... does anyone does this deal without requiring rehabber to have skin in the game? 

@Jon Holdman A lot of wholesalers in our state tie up deals off the MLS at really low prices and sell them at a price that's still below listing. 

So if the difference between current and market rent is truly $500, we would raise rent $250.You don't want to stall out on making progress toward market rent, but we like to keep good tenants a bit below market rent both as a reward and as an incentive to stay since they won't find comparable units if they shop around.

Thats what I see most of the time.You are not doing something wrong you are trying to protect yourself and to avoid any title problems in the future.Basically you are buying the property that simple.I'd call the county clerk and ask about which site to use to search the records...that way you can do your own search not saying professionally but at least sometime you can find some liens on any property interested in like labor liens, child support, abstract judgments...etc could save you some time and $$$ by filtering your targeted properties before doing the title search through title abstractor.Some times I offer the former owners some time to leave like few weeks so I dont need to pay them alot and get them sign a short term lease with zero rent with waving their rights to fight any eviction and giving me the right to get the writ of possession right a way once the short term lease ends without giving them any eviction notice.Hope that helps.Good luck to all

You have target  to pay off early to create more equity so right approach will be lower interest rate.

It seems like a lot below ARV but lets say I am flipping the place (I am a buy and hold investor but for this example we will use a flipper) I need to finance the deal and repair (cost of money: HML loans are not cheap), I need to work to do the rehab even when using contractors (manage the contractors, etc.), I need to sell the property (approaches 10% to sell a property), and I take on all the risk of unexpected events. 

You have to recapture depreciation too.Can you clarify these comments I highlighted below?