I have done a ton of homework on the matter and I don’t want the daily bank beat downs.

If you work through the math for the points, closing cost, interest payments, inspections, appraisals, utilitiles, commissions on the sale, sale closing costs, and seller concessions on the sale, you can verify that figure for yourself.If you're buying properties with ARVs of $95K for $40K, then you have $26,500 you can spend on rehab and be under that 70% figure.

But it shouldn't matter so much because you've already done your homework and you know you want the property.You will also need some form of pre-approval or proof of funds.

I added those terms to make sure you do your homework- then you'll come to the same decision everyone else has communicated to you.

OR is this a great opportunity since other investors may automatically skip them without doing their homework?

-Uwe Uwe: the problem is newbies DON'T generally understand real estate math and Cap Rates and when you make a general statement like "you need for financing always a CAP rate of 13% or higher for good cash flow", someone, seeing that you have a lot of posts on this forum, may take that statement as gospel, and then miss out on good investment opportunities.

I keep passing up deals based on my math.

Set some goals, do some homework, and then let us fill in the gaps in your knowledge.

It's also important to always do your homework.

With private lenders you have to be very careful though and do your home work properly as it often ends up with negative cash flow if you only buy a property and rent it out.