Good numbers to start out with are to buy at 70% of After Repaired Value (ARV) minus estimated repairs on the property.

Unless your market is highly appreciating and/or you have a low equity exit strategy (i.e. lease option, owner carry, or long term rental), buying a property for even 80% of After Repaired Value (ARV) is risky.

Property Type:Residential and Commercial, investor properties onlyLien Position:First Mortgage onlyLoan Amount:$25,000 Minimum to $500,000+Funding Rate:Up to 70% of the After-Repaired-Value (ARV)Standard Term:12 months with monthly extensions possible.Standard Interest:Typically 13.75% with no payment due in the first month.

Is there something where I could get an investor to give me a loan for the price of the house and the cost of some repairs?

I am a very honest person, almost to a fault sometimes.I basically do my negotiation, by reviewing the facts of the property with the seller, let them tell me some things about the property, their situation, why they are selling etc... but when it comes time to closing the deal, I have no idea what to say to justify my offer without spelling out how I arrived at the numbers (such as I put in offer of 70%-repairs-profit).

When I started I just factored backwards to what I would make on the deal and decided whether that was enough money or not.I know a lot of new investors brush over the 70% of ARV minus repairs formula, but it really is where you need to be.

purchase for 195k ...conventional 2 yr arm at 10%.... 20k in repairs....ARV is 260k ...I am a residential contractor so I will be doing the work.....appraised at 250 now....probably 280 to 300 after repairs depending on my detail input.

They want to know that the owners have repaired, cleaned, and updated everything they could to make the home more appealing.

If you are flipping properties at 70% of ARV minus repairs in a strong market then as it slows other investors will need more margin.

let's say you take a look at it and i'll assume that you actually know the costs of general repairs etc.