Of course it depends on the market/price, and of course the more you put down the more cash flow you will get.

But only wanted to pay the listed price.I know about prop stream and prop wire, but I don’t know how to get the price considering  all the work that will be needed.

Parents will cover the purchase price.

Ideally I am looking at a purchase + rehab price of $110-$120K max.2.

I would need to know more about it like the exact location, price, and features of the property it's self.

I think most investors are feeling the crunch of low inventory, higher prices, and high interest rates.

The wholesaler had it priced too high as he used comps from March.

The seller for this property is motivated because he never intended to be a landlord and wants to move to Florida.I want to try to get him to understand all of the expenses that I need to incur as an investor and that my offer price comes down to the number my spreadsheet shoots out basically.

You're right that rents have not caught up to prices.

So your pricing will be higher for a 80% LTV loan than for a 60% LTV loan.3.