I have just jumped back into the fix and retail flip model and we are using 65-70% of the ARV minus repairs if its above $150k arv.

My listings go on Loopnet and Costar.Costar is one fee monthly for unlimited listings.Loopnets model is a different animal.YES anyone can post a listing FREE.The problem is less than 10 percent of loopnet buyers see the listings.Loopnet knows this and it is how they generate their fees.To be a premium member based on your number of listings can get real expensive quick.This is why I only take realistic sellers as to give them proper exposure I have to outlay plenty of capital.Loopnet does give me a lot of leads and help close some deals.It is not the only avenue however but part of the overall puzzle.

A county that is growing by at least 5% per year in population.I would buy 6 late model double wide mobile homes on acreage.

The laws are changing quick, very quick, it's a tough business model to build a business around.

Marc,Some leg work is involved in making this model and just like other models used in economics this just shows you the broad picture of what is going on.First, I determine my comparables that are in close relations to my property.

$9000 out of pocket, plenty of work overseeing the move and repair, and $500 a month until they default in two years which you state is your business model.

Keep in mind that some banks (Fannie Mae is most notable) will not allow you to resell the property for more than 20% what you purchased it for for at least 90 days, so figure that into your model as well when wholesaling REOs...

There are a ton of thread on myfico.com about this where people obsess about optimizing their scores and figuring out the models that change all of the time.

How do you typically account for these renovations costs in your financial model?

Originally posted by JoeinOH:To bad for him it didn't turn out so well.I’m not sure I agree with the quote Joe, but I can see the script now...Greedy landlord wronged by young neighborhood thug.Bitter and obsessed, landlord vows revenge.Meets and comes to understand youth and family at court appearances.Suggests alternative sentencing to sympathetic judge and takes youth under his wing.Landlord grows to learn the issues with growing up uneducated in a poor community and without a dad.Befriends youth and family, selflessly becomes a role model, and inspires youth to excel in school and break the chain of poverty, further setting examples for others.No Nobel Prize at the end....I don’t know the record for votes Joe, but I hope you break it.