@Bill Jacobsen I'm not sure I quite understand your logic on the "PMI you will be paying above 5.65%" maybe explain your numbers a little bit more.

Look at everything logically and ask yourself why transactions are taking place.

You make your low offer with logic backing it up (such as ARV minus rehab minus your profit) as a professional investor, not because you can barely afford it.Just take a screenshot of your online bank account page showing the balances, or the HELOC statement showing enough limit in there to purchase and send that to your agent.  

On your 6 Cali props you've already got $1.1 MM of equity, which should be delivering you a minimum of $40,000 to $50,000 a year cash flow, after the mortgage, maintenance, etc. right now by this logic for perspective.  

One question I had for you is that I was wondering was whether it is logical, based on the info, that I would be putting up 40k to their 10k each and only get 1/3 equity?

the logic is you could do a real house hack and convert the house back into a duplex.  

Price: 85,000 (comps 90-95k)Improvements: $0Rent: 14,100 (verified)Annual Taxes: 4,000 Insurance: 500Management: (Fixed) 950Maintenance: $800Vacancy: ~1175 (logic: 2 year leases w/ 1 month gap in between + 1 mo rent fee to Prop Mgmt)CapEx: $0 first 2 yearsUtilities Water: $1200 paid by ownerUtilities other: $0 paid by tenant------------------------------------Revenues: 14,100Expenses: 8,623Return: 14100-8623 = 5477, 5477/85000 = 6.5%

I think your logic on why sellers sell to investors is flawed... it has little to do with "discretion" as you implied and honestly I have never even heard that suggested.That said, posting checks is just plain tacky... do I post my W2 salary on FB? 

@Dawn Anastasi I understand your thought as to making your deal more marketable, but that is dangerous logic.

That said, if you have really high call volume, I'd think vetting the seller may be more logical.