As a landlord we are responsible for a safe environment for our residents.

Just to be safe Account Closed you should give the legal hotline a call at C.A.R. and ask the same question.

While I think it is high, I am still safe with a 70% ARV all in rate, and my rental pro forma is very conservative.

I recently had this evaluated by a structural engineer, and he dubbed it not safe at all to park on.

would you say from your experience with online auctions, and educating me as newbie to auctions, would this make sense:Q. is it safe to participate in Auction.com Bank owned properties with hard money because there is a longer period of time to close. 

I do not know how much credit you have available but there has to money available in case Murphy's Law raises its ugly head again and I am not convinced that if you finance two units of flooring you have the reserves to handle anything.I realize this requires the sacrifice of living without a floor until you can pay for it without financing, however, it is the safe approach.

I have estimated repairs to be around 6-8k (calling them $10k just to be safe) - so all in 80k.

This seems like the "safe" bet and I am very comfortable with taking a larger risk than that currently. 

My #1 goal is to make the home tenant ready and so the furniture needs to be fully operational and safe for use.

***here's the question*** Sooo, in my situation if I were to try to do most of the rehab myself(not very e-myth'ish of me...but for more of the hands on "experience") knowing it will take extra time, in your opinion is the 70% rule safe for $150-225k priced SFR(assuming it's a good property) for a live in flip,  in a possible plateau'ing (or worse) market?