Hello everyone. I am a commercial loan officer at a small community bank. I've been a lender for 10 yrs and seen so much in this short timeframe. Safe to say we operate in a totally different way than a big bank does....

As example (just using rounded numbers for simplicity)Asking price 120krehab cost 100kMonthly expenses (not including loan payment/interest): 3.2kMonthly rents (once filled) 5k/moLet's assume utilities paid by tenants, so lets say monthly expenses while vacant are same as when rented, would I just add 9.6k (3.2k * 3 months) to my total acquisition costs in the analysis to determine proper offer price?

As long as all costs involved are considered including the acquisition, rehab, holding, and closing costs for escrow/title and give yourself a pad for extra holding costs in case you can't sell the property right away and a pad for the rehab (for unexpected repairs) and you can still realize the profit you are seeking, then using a wholesaler and/or a hard money lender won't matter.It seems that what made this project unsuccessful for you is the unexpected repairs.Best wishes on any future deals you do!!!!

I want rents to be 1.5% of the all in acquisition cost (purchase, close, and rehab costs).  

@William S. we help clients nationally and internationally with their long term acquisition plans, and have our rehab/sale/management all in house for turn key clients.

I've used real acquisitions and freedom soft in the past.

First of all there is seasoning period required after acquisition which is from 6months to a year wait (varies from lender to lender) before you can refi to get your cash out.

At a minimum, add a category for everything that is not an acquisition cost or a construction cost and call if "carrying costs" or whatever name you consider appropriate.  

I think my head is going to blow from info overload, I have been involved in a business acquisition, and my father in law has 3 rentals, two of which are section 8, but so much more to learn, BP podcast has been streaming 10hrs a day for a while, I've caught up on most of them, but it's amazing the difference between the old and new ones

Hi @Kevin K. and @Linda Chmar,I work for a large investment brokerage here in town (New Western Acquisitions) where we focus exclusively on wholesale properties.