For instance, a home with an ARV of $100k or less, you need to be at the 65% minus repairs, a home with an exit such as yours of $475k can be as high as 77% IF it is an easy and quick flip, guideline should be set no more than 75%.For homes with longer rehab times and higher ARV's like $750k and up, you need to get the rule back down to the 65% mark again.Point being, the rule needs to adjust according to each property type, time factor, difficulty factor, etc.At 81% of ARV + you added in rpeairs on top of that (if that costs was $25k) then your "all0in cost to exit price was 86.5%Your $42k profit based on an estimated $411k cash investment gives you a cash on cash return of 10.2% (that is only half of the minimum I shoot for).

I have put Texas on top of my list, next Atlanta, Chicago and then Florida.I know Texas have a nice supply of apartment buildings for sale and that is what i will be going after.Thanks more reply would be appreciated.

It appears to be a clear vinyl liner wherenit hangs at the front of the tub, but looks heavier at the side top.

Ed,It would moderately suck to do this and get moved but I am comfortable with the situation for a couple reasons.1) There are many good programs in SE michigan which are all going to be ranked at the top of my list.

http://www.slideshare.net/celsenhans/top-mf-brokers-final

Three items top the list in this scenario: 1) inquiries to get new loan; 2) age of the new loan; 3) increased utilization.

I guess I'm asking what approach would be more beneficial to me and still allow me to make the deal and come out on top.

At that time and to this day I was living in a duplex as well and renting out the top floor.

On top of that, in the spring when you have your next job, your contractors will remember that you helped feed their family over the winter.

Many will accept offers for 2 weeks, and then give top bidders a final chance to add a final best offer.