I believe it is a common theme that when a lender advertises 9-12%, 9% is for the highest qualified applicants and 12% is for the people who are just above the minimums to lend on (i.e. beginners with low credit).Usually, the lenders that go down below 10% are national hard-money lenders and will not allow the borrower to put less than 10% of the total cost into the property.

@Aaron KlattI think of buying, I will have to work on my credit.

I have little credit I just started working on it, and I been at my job for less then 6 months. 

This amount varies based on the civilian housing market, which may be something that in the long run a group of investors can control.

I know it can vary by market but are there any general guidelines, rules of thumb that people are using?

You might need to get with a credit union or smaller local bank bc to get $70k for repairs will be a huge stretch.  

It varies by market but if my PMs fee structures are typical in the market and they’re not overcharging I don’t have an issue with it.

Terms of subordination vary depending on the lender.

I don't know if this is true for other counties (and I'm sure it varies even more in other states) but at least in Ada County ID it looks like the Tax Deeds are all recorded for the county in March. 

Do you have any line of credit you can use?