I'm hoping everyone else has experienced their own personal growth in the last ten months, because I know I sure have. 

Only thing off on that for me would be the rehab draws, the lure of that deal over just borrowing (for an experienced guy) would be having zero cash outlay and doing more volume, so putting up $10-$20k before the draw would negate the appeal.  

With the growth rate that we're still experiencing, I don't see values going down in the short- to mid-term, either.

I had to have a structural engineer come in and make recommendations. 

I am definitely interested in networking and learning from an experienced investor. 

In this current go around in REI after some problems early in my career, I have learned a few lessons - - I only buy in cash or borrow cheap short term cash from private investors for ~2 years- I now mostly owner finance so I do not have repairs- I work with experienced investor/agents who feed me good deals not usually on MLS. 

I am an experienced agent and investor in this town.

Most of that time was as a sideline to my engineering job.  

i am always interested in networking with new and experienced investors here in the buffalo area. i have been investing in real estate here in buffalo for 11 years now. i am also a licensed home inspector. please feel free to contact me anytime

Account Closed I would say [ARV * 70% - repairs - your fee] is a good place to start but every market is different and you really need to either talk to someone experienced in your specific market or jump in and feel things out for yourself and adjust accordingly.