.$310,000 ARV x 70 % = $217,000 (All-in Cost Target)- $76,950 Rehab estimate = $140,050- $6,000 Holding costs (my standard estimate) = $134,050- $7,800 Closing costs (Purchase & Refinance) = $126,250$126,250 is my MAO.  

Run your cash flow numbers over the next few years and see how long it takes you to hit 20% in equity (don't forget transaction costs), and there is your target date for the refinance.A 4-plex is considered a residential loan vs. a commercial loan for your 40-unit, which are structured very different and won't have as many low/no money down options.Sounds like a great opportunity! 

I’d love to hear how it’s gone for you and in your target area.

I'm wanting to target investors who own 5 or more properties in their own name.

You can ask people for advice here all day long, but they don't know you, the resources you have available or your goals, only you know that.

Conventional buyers are not really your target market for wholesaling.

If you need some pointers on how to get started feel free to shoot me a message and I can direct you to some of the resources I've found useful along the way

I'm 42 and my target retirement is 55. 

I would take a look at your target markets for replacement property. 

Find a reputable turnkey provider in your target market.