Minimum Spread You Want (Beginner Rule)A simple beginner-safe spread:ARV – (Purchase + Rehab) = 20–25% marginExample:If ARV is $260K, you want to be all-in at $195K–$205K max.That gives room for:Agent commissionsHolding costs (DFW taxes are high)Small surprisesSoftening comps5.

Rents are dropping and vacancies increasing and you want to select a rental investment that will be more desirable than a basic 2 bed 1 bath unit. 

Quote from @Deon Johnson: Hey BP community, I’m in the process of closing my first BRRRR deal in Youngstown, Ohio, and I’ve already received term sheets from a hard money lender for two properties (90% purchase, 100% rehab, 75% ARV). 

I would not get in bed with this owner as a partner as I get a sense you will be doing all the marketing, infill, cleaning it up work while he will continue to do 'nothing'. 

If you have experience and solid credit (720+) I know private money lenders who will fund 100%/100% on purchase and rehab.

For example:1-bed/1-bath units tend to have higher turnover, Larger units (like 3/2 duplexes) often attract more stable tenants. 

What is the age and bed/bath of the home?

The best option I can come up with is partnering with a friend or family that makes it their primary home.

My buy box is SFR 3 bed, 2 bath, less than 2,000 sqft. and below 800k. 

I would be glad to search investor-friendly agents to talk to in those areas.