My thought was $120K purchase + $16K Repairs with an ARV of $160K would allow me to pull some cash out after seasoning to use in the next deal. 

Of course everyone has their own formula for what they're looking for but I've heard anywhere from 32-50%.Example if monthly rent is $5000 monthly expenses are $1,600 (for 32%) - only taking PITI into accountIt seems like seasoned investors have found a comfort zone assuming between 35-38% of NOI.What do you think?

To some of you more seasoned investors out there, what makes it a deal for you?

Chances are you will be able to stomach the smaller profit margin since you don't have to worry about monthly debt servicing.You can offer her 70% and and split the rest of the profit with her depending on what you agree to together.I make the assumption that you are looking to flip the property but if you are looking to do seller finance for the purposed of holding the property; you can do an amortized note for 2 years (10, 15,  or 30 fixed depending on your cashflow) which would give you enough time for seasoning so you can refinance it later.  

Get deals done right and network with seasoned investors only on Bigger Pockets.

That saves a lot of commute time especially during beach season.  

I'm looking for advice from those of you who are seasoned and well versed in the real estate investment world.My background quickly: I've been employing the buy/hold/rent real estate strategy for the last 8 years or so.

The biggest thing I'm running into right now is the 6 mo "seasoning" period before I'm able to get a 70-75% LTV refi. 

To go back to just the crypto currency.

We have numerous rental properties,  but since  it is a high end home, and eventually our own home  we have reservations.We have to make some decisions on this quickly to define financing and capture the rest of the peak rental season so quick feedback is appreciated.