Full flip profit analysis — renovation with contingency, purchase and sale closing costs, hard money carrying costs, and automatic 70% rule check.
The 70% rule states you should pay no more than 70% of the ARV minus repair costs. On a $280k ARV with $45k repairs: max buy = $280k × 0.70 − $45k = $151k. Always add a 10–20% renovation contingency — cost overruns on flips are the #1 cause of failed deals. Hard money loans typically run 10–14% annually.