Either sell your leads to your partner (you know the routine, he pays for each deal that closes), or let him subscribe and add value by getting your site back up to par.

That said, the seller's lender is not afraid of countering your offer either, and they routinely do BPO's right before giving approval, even if its been months since you wrote the offer.

It's a two unit duplex that looks to only need cosmetic work for the most part.

For routine maintenance, with our tried and true contractors whom we have previously introduced to our tenants, we are okay with letting the tenant and contractor work out the time.  

Went under contract on Sunday on a 2 bed/1 bath in Derby, CT.The numbers are as follows:ARV $84,000Rehab $10,000 (mainly cosmetic touches in kitchen/bath/paint/flooring)Price $48,000 (includes $3k assignment fee)Average rents for a 2 bedroom in the area $900-1000/month.I'm trying to follow the 70% - Rehab - Fee formula.

There is a big difference between a cosmetic rehab and a gut rehab.

Than we totally cosmetically redid it.

Drive by properties and look for cosmetic wear and tear 

Start with flips that need minimal work (cosmetic stuff) to get your feet wet. 

For example, when it's purely a cosmetic rehab and you are just replacing things, not relocating them or redesigning them.