for a 10% return goal i would pay 189k max for this deal, thats closing costs and all expenses if no repairs needed, if repairs needed obviously would be less.

There's little equity in the home and there are minuscule repairs that need to attend to, beyond that the home is in pristine condition.

They tend to be a little harder on properties, so what are your long-term repairs and renovations looking like?

.):- Plumbers- Electricians- Carpenters- CPA- Real Estate Attorney- Handyman- Appliance repair person- Property Managers- Home cleaning companies (To clean property when tenants leave)

Also, I took my repairs and vacancy down to 5% do to it being a complete rehab and the area is located near a military base and college.I am using a Hard Money lender and I added in the points correctly but I didn't put it as interest only as it should be.I did forget the insurance piece.  

Go ahead and put in that low ball offer, you never know what the seller is ready to accept.

How does that change the formula for wholesaling ARVx.70 - Repair Cost- Assignment Fee. ? 

I am needing a purchase agreement for Michigan that includes a section on repairs the seller will complete, security deposits and the seller financing terms we have agreed upon.

I offered 75k but asked for the seller to pay for $4000 in repairs and concessions.

The house is updated and ready to go but every time they land a buyer on the house , they jump when told we need to open it up for repairs.