Let's say that 0.5% rent to cost advantage for the cash flow (i.e. if using today I would claim 0.7% to .75% is not too hard to obtain in San Diego (in fact I am closing on one right now in that range) and suspect Midwest large city not war zone maybe can get 1.25%.  

If that's the case and you're in the $295k range, have you looked in Thorton Park/College Park areas?

He paid $47k in 2005, assessed at 89k this year, sales range in the last 4 months is 26k-89k. 

The lender says " Show me the specific deal, with a viable offer that is already in striking range of acceptance and we'll run it by the underwriter.

Hello BP members, I have a question regarding getting financing for real estate in the price range of $300k-$500kI Intend to hold the real estate in an LLC I would be the manager of the investment and take a 40% stake in the LLCI have an investor that would put up 30% of the downpayment (as well as cover CC) & bank finance the other 70% (Investor will have 40% stake in the LLC)I would have another partner with an income of $80k-100k+ annually that would have no money in the deal but that personally, guarantees the loan amount. 

., they force coverage on you instead of tailoring the coverages around your unique situation)Only represent one insurance company (no single insurance company can offer the right policy, at the right price for all situations)Their process for getting a quote is difficult and cumbersomeTheir underwriters/inspectors seem to always find a problem with a propertyIf you spot these warning signs, you should search for an insurance agent with these attributes: Have a depth of knowledge gained through years of experience working with real estate investors like yourselfHave a unique consultation process specifically crafted for working with REIsHave access to a minimum of 50 insurance companiesWork with a large independent insurance agency or group (the larger the agency, the more leverage they have with insurance premiums and claim settlements).

It could range from a few hundred dollars as a finders fee to several thousand or even more.

Its market value is in the $50- 60K range. 

If you can find something to your liking in the 450k to 550k range, then sell and grab that money now for investing.But either way, congratulations on your gain. 

On deals priced from $300k-$1M, you can be very successful in the 80% range (but not too much over that) assuming you have the right teams and systems in place.