Yes, Tom...we know that you need to turn EVERY SINGLE thread into a partisan rant...it can never be the fault of those on both sides of the political spectrum, right?

There is definitely money to be made here but as with ANY investment you have to know your numbers; rather fully understand the full spectrum of adversities that will appear investing in this market...

Obviously, the deals that are all cash rehabs are going to be at the 15% end of the spectrum and those using HML at the lower 10% end.

Since I officially started looking, I've really come across some brokers from every end of the spectrum.

We recently used a Home Depot color called "Oyster" in our last rental, with a bright white for the trim, doors, and bathrooms.Of course, for rentals, we take a little more creative approach since we want the place to look nice, be attractive to a wide spectrum of tenants, and we don't expect them to repaint (at least we hope not without prior approval).

Small balance commercial lenders tend to cover the spectrum of what's out there.

I certainly agree that there is a spectrum and those with the ability to manage things well control their risk more.HOWEVER, there are many things in life that CANNOT be controlled.

You have two ends of the spectrum, on the high end, you have usury rates set by state law as the highest amount you can chearge, most are 10%.

At $100k levels and below, that is 20% right off the top and as such, you will still have holding costs, re-sell costs, etc. 70% less repairs could be too tight.On the other end of the spectrum, with properties with ARVs (after repair values) over $350k, you could increase the 70% (but never go above 75% and still clear enough to make it worth the time and effort (and risk).

I think in many markets the inventory at the lower end of the spectrum has shaken out for the most part.