Worst comes to worst and you give the property to the HML.The reality of fix and flips is that you must have some of your own cash. 10% of ARV as a bare minimum, more like 20% to avoid losing the property if something goes wrong.

I have had single deals that have netted me over 50k, and I have done multiple ones in volume that took up a ton of time and resources that I barely got out of alive!

-----Guys - If you're relatively new to BiggerPockets or are relatively inactive, please jump in and participate.

I can look at a house there and at the bare minimum ask myself "would I be willing to live here?"

Initially, there may not be any intentions to really participate.

My name is Manesh Hardeo and I've been a member since 2008, but haven't really participated until now.

Ryan please tell me your talking about hancocks vocabulary and not mine...I barely spell one syllable words right

If I could no longer participate in real estate I would start a company in strategy consulting.

But I saw that you had some good posts and had been participating, so I decided to give you a break and move it.

I won't get out of bed in the morning for anything less than $20k on a rehab flip, but I work and live in a higher value area of CA so that is a bare bones minimum I expect to make on a deal.One poster suggested some input on some guidelines and here is what I would suggest, again, these are guidelines not hard fast rules:Shoot for a 20% or better cash on cash return - Example, if you invest $100k into a deal, at the very end, you should make at least $20k profit after ALL expenses.