ARV include commissions and closing costs?

[Jason Jackson]

Are real estate commissions and closing costs included in the 70% ARV when running the numbers on a property?

Example 

100,000 ARV

-20,000   Repairs

-50,000  Purchase Price

My question is are the sales costs less than the 70% or on top of the 70%?  Thank you.

[Wayne Brooks]

The latter.....your sales costs/commissions come out of your 30% spread.