Nicole Pettis Just a few questions on your process:How are you arriving at your ARV for your 70% calculations?

Now, I can send a written offer and then we go back and forth a lot until we ultimately arrive at something, but that costs us and them time and often money.

Right, 12K tax and 2K insurance are just rough numbers so we arrive at price and cap rate.

In as much as the pointed us to the sources of his data and how he arrived at his conclusion, It's still a Personal and Economic Opinion.Goodluck and Happy Investing Guys! 

Regardless of approach, how did you arrive at your chosen relationship with debt (or lack-thereof) and what major points did you consider when arriving there?

IMO, there is really only one way to conceptualize cap rate ("Capitalization Rate") which is a mechanism to arrive at some value using some measure of income.

I was *instantly* aware of the red hot real estate market on arrival (as soon as I tried to rent something lol) but hadn't considered it an option while there...but anything can happen, as my Dad likes to say.  

Simple arithmetic tells us that the DIY will pay more for a property since they have less out of pocket expenses (we will ignore the implicit opportunity costs of their time for simplicity's sake), thus more cash flows to their bottom line and gives them a larger numerator in their ROI calculation, which enables them to have a large denominator (purchase price) to arrive at the same 11% return.

However, there is a big difference between "the seller would simply call my First Sergeant, and they would put my military paychecks on an involuntary allotment" and fulfilling all of the requirements to arrive a court judgement, then have that judgement acted on by DFAS, particularly if you use the first line with a potential seller.

Upon arriving at the property I quickly realized it would need much more work.