ARV:*Costs (30%):Repairs:MAO:Starting MAO (-15%):Formula: ARV – 30% – Repairs = MAOTerms:ARV – After Repair Value.This number is derived from Comps, CMA’s, and other appraisal tools.Costs – These are the costs to get into (and sometimes out of) the property.The table below depicts the cost breakdown.Costs are as follows:Buying Costs(3%)Carrying Costs(3%)Closing Costs(3%)Margin Of Error (1%)Equity Or Profit (20%)Repairs – These are the estimated repairs.Use the supplied Rehab Worksheet to get your initial estimate.

We buy in higher end homes, so they have smaller margins but meet our life and investment goals.

You can be loved, appreciated and respected WHILE being a great business person.That being said, the bug will BITE you and before you know small margins will become larger ones.

We do not flip or buy/hold on thin margins but I can assure you we can close ASAP!

So I cannot afford to waste my time collecting marginal deals as this will take away from my limited time to gain maximum  capital and skills.

That is to say, even if you live in Hicksville or Ballygobackwards it is possible to do great deals locally, it just takes a commitment and I'm specifically referring to continental USA which is a truly unique and wondrous property market.Not only this, but the more rural areas seem to deliver the more consistently profitable opportunities with much less competition whereas the trending and higher population centers are much more expensive with very competitive margins and therefore a higher risk. 

My margin is smaller than my investors.My investor buys grade C or D for cash flow rentals.

I was considering wholesaling my deal, but decided to hold the condo because of the small profit margin and really low price, so any info would be appreciated.

Depends on the asset class you are talking about.With NNN you can find full length term money that runs with the primary lease and zero's out before the option period.Now you are not going to like the interest rate versus the cap rate spread you are buying at because almost no cash flow will be present in that situation.So if you are buying a 6.5 cap and 20 year term debt is in the 5's margins will be really small and get decent as rent increase kick in.

Still pretty thin margins for a first flip.