Justin - I 100% understand your formula but it is still a bit foggy since there is no examples of purchase price,20% down payment, repair cost, closing cost etc...My biggest problem still is understand were the points come in do these point ge charged up front as a good favor fee or is it subtracted from the loan amount.for example lets say $100,000 = A.R.V.

I've used them on a few properties and they always turn out to be more of a pain and don't work in my favor.

As the buyer, in a buyers market (or any market for that matter) you are going to want to negotiate terms that are in your favor while still getting the seller what they need.

Have a small gift/favor to pass out. 4.

You'd have a nice rental with very favorable terms.

I am willing to pay a little more on a property if I can get favorable financing terms.

Do you favor neighborhoods where flippers have already (or are already) operating?

Like others have said, a good quality tenant is much more favored than renting a place quickly.

I'll do as suggested, keep an eye on the prop and see if the price comes down to a more favorable price.

I also would propose something more equitable if you are putting in more than twice as much as the contractor more like 66/34 in your favor.