Off Market/Pre Foreclosure offers in today's market?

[Maurice D.]

What are you offering for off market properties (like pre foreclosures) in todays hot market ? I am sure its above 70% ARV.. 80% minus repairs?

I ran the numbers on a house "selling on the market" versus my offer @ 80% ARV and I come up with a 27k lower net than selling in the open market and paying realtor and closing costs.

This is for a house in under 400k in value,   I plan to make a subject-to + Cash offer. 

This is in DFW, if that matters, but just looking for a target % ARV as a starting point that isn't a total lowball..

Market Scenario

ARV 370k

Outstanding 1st 135k

additional mechanic liens: 10k

9% Seller closing costs : 33k

Net sale to seller with market offer: 192k

Subject-to

Offer (80% ARV) = 296k rounding up to 310k (paying for their liens)

-135k

-10k

Net to seller: 165k

Would you still start at 70%?