65% ARV really attainable in this market???

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Is anyone REALLY getting 65-70% ARV for Fix and Flip in the Philadelphia area (if not the Philadelphia market, what market are you in)? I am finding some deals but they are SO tight that I really wouldn't be able to do them with HM. I find that rehab costs are too high or appraisals are too low based on the wholesaler's estimates.


@Shawn Underwood Where are you looking? MLS?

Off market? All. Day. Long. 

You may have to go up to 75% but that still is extremely doable. The problem is most wholesalers can get upwards of 80-85% of ARV - repairs in this market. If you want juicy deals you have to get the deals yourself.