Most investors want to be in under 70% of ARV. 

From taking a week of work with many headaches to produce 1000 letters I can now get them ready to be mailed in under 10hrsOnce I get the folding/insert machine I am estimating the time to drop to 3hrs to produce 1000 letters from start to end, that means getting the source list to mail to, uploading the source into my custom made software, running the software and producing merged envelopes/letters, printing the letters and envelopes, fold, insert, seal, stamp, done.

The investment has to have the scale and size to stand on it's own infrastructure without my daily involvements or filling in under emergency situations while still meeting my profit goals.

My last deal with hard money looked like this:60K purchase price45K borrowed - Hard Money2% origination = $90012% APR or 1% per month payment =$900 for 2 monthsNo renovation costsSold in under 60 days for 78KNet gain = 11K after commissions, closing costs, loan carry.Have fun and Make Your Own Luck!

@Joel Owens Couldn't agree more.Anything today listed by a major brokerage (CBRE, Cushman, Marcus & Millichap) has been bid up to nonsensical pricing.I don't care what anyone says, if you're buying nearly anything today (heavy value-add somewhat excluded) and you have 65% LTV+ debt that matures in under 7 years you're going to be in some serious trouble.

I do wonder how much longer that will last, we are experiencing a big surge in building out here again, so I am looking for growth in underlying prices to cool (maybe quite a bit).

Last year, if the landlord said the tenant had to go b/c of non-payment, then he was gone in under 5 days.  

It's half the size, can go in under a kitchen counter top just like a dishwasher, and doesn't require external venting since it uses condensation for drying.

I have now closed two FHA sales in under 90 days where the sale price was well above the purchase price (more than double, actually).

I am remodeling 3 homes right now and will have them all on the market in under 10 days.