There is no rehab budget so how do you come to an ARV higher?

These are real costs you need to budget for. 

Keep tabs on new age techniques (resin, etc.)Hire a live in manager resident that will gain ownership of the property through proper management and monthly dues that cover repair budgets, taxes, insurance, amortized purchase of the property, and management support from the GNA.GNA marketing: Looking for an apprentice steward for this property, and a partner in the long term equity to be gained from the property.

Make sure that you have those carrying costs available, and budgeted for.

Budget?

We can take care of your project quickly and ensure we will keep it within budget and provide you equity; providing free estimates for architectural design and comprehensive construction services with our team of licensed and insured professionals giving you the peace of mind knowing we saved you time and money through great quality and attention to details.

There’s quite a bit of available inventory above and below that price range, depending on what you want and what your budget looks like.

You'll need to expend some budget upfront on soft costs just to get the project permitted, priced up, etc...

Talked with local lender recommended by my broker. Preliminary chat he shared the following numbers:30% down required5-6% 7 year fixed then adjustableNot sure if I should try sticking with initial plan of a portfolio ...

The 3 to 4 day delay on a paper check or ACH transfer is hard for them to budget for.