Running the NumbersFollow the 70% Rule as a quick gut check: Max Purchase Price = (ARV × 70%) – Repairs.Always overestimate repairs and holding costs on your first deal — surprises happen.

Totally agree on what people want: I am also experiencing a fair amount of Owner/Landlords- especially investor clients building good sized portfolios - wanting more customization on repair authority limits and communications. 

The only caveat is having money for repairs.

Remember - if it is a BRRRR house, it's highly likely it needs repairs and possibly won't qualify for traditional financing.  

And I didn’t even see it coming.One of my rentals had an urgent repair.

They agreed to the repairs and they sent out a guy to fix the leaks, install a water pressure reducing valve, install a "brand new water heater," and also sent out a local company to treat the beetles and roaches.

Chasing this goal can feel tough at times, but I believe over time with consistency, I’ll meet like-minded people like you who share the same drive to make a difference on the youth and those in need of expensive repairs simultaneously.  

However, if there are numerous or larger holes, or if they require significant repairs, it might be reasonable to consider them beyond normal wear and tear.Since you’ve specified in the lease that tenants are responsible for holes in the wall, it would be important to communicate this expectation clearly with your tenants before they move out.

The GC’s original bid didn’t account for structural repair, and the investor was staring down a costly change order.Here’s what we did:- Brought in a structural engineer the same week for quick specs.- Negotiated the repair scope with the GC to keep pricing tight.- Got approvals and work underway within 5 days, minimizing schedule slip. 

The home will definitely need some repairs (carpet for sure, paint and patching, and a handful of other stuff).