Should I use the 70% Rule on houses with ARV under 50k

[Emmanuel C Thompson]

I'm investing in an area in southwest Georgia were a lot of the distressed properties have an ARV ranging from 50 and below. From my experience(which is not that detailed) making offers using the 70% rule (70%ARV- repairs - fee) is difficult. Most sellers that I have interacted with have said that the offer is to low.

Example: ARV=50k

70% of ARV=35k

Repair is 20k= 15k

Assignment fee=5k

MAO= 10k I will give an initial offer at 8k yo give a cushion for negotiating room.

This offer does not get accepted 😪. Is there a better way than the 70% rule?