1. The ARV Mistake ($130k is too low) She states that her price-per-square-foot comps are putting the ARV right around $130,000. For a 2,128 sq. ft. 4-bed, 2-bath home, an ARV of $130k equates to just $61 per square foot. In the 49037 zip code of Battle Creek, a fully renovated 4/2 at over 2,000 square feet will command a much higher price point: Standard 3 to 4-bedroom homes in average-to-rehabbed condition in 49037 regularly trade between $150,000 and $220,000+. Larger footprints over 2,000 sq. ft. easily cross the $180k–$230k range if finished out well. If she anchors the ARV to a conservative $180,000 ($84/sq. ft.), the mechanics of the deal shift completely. Scenario A: Using Her Flawed $130k ARV If the property truly tops out at a low $130,000 retail limit, the deal is incredibly tight: $130,000 × 70% = $91,000 Minus $35,000 Repairs = $56,000 Maximum Allowable Offer (before fee): $56,000. Because she locked it up at $55,000, she only leaves herself a razor-thin $1,000 assignment fee if she tries to flip it to a strict 70%-rule flipper. Scenario B: Using a Realistic $180k ARV If she pulls accurate comps for a large, renovated 4/2 frame and hits a more realistic $180,000 retail marker: $180,000 × 70% = $126,000 Minus $35,000 Repairs = $91,000 Maximum Allowable Offer (before fee): $91,000. Because she has the seller under contract at $55,000, she is sitting on a $36,000 spread between her contract price and what an investor would willingly pay for the deal. That's what Gemini is saying 👆 Hope this helps.

Some direction would be most appreciated. I can track down good leads all day long, and I have buyers for my network and beyond. I just can't talk on the phone to save my life.

Handling objections and speaking with confidence has been my weak point this far. It will get better with practice I'm sure

Can't dm yet.

@Kevork Jawharjian just sent email. Let me know if you have any questions. 903-259-8117 text me

Just starting out. I'm able to find good leads consistently but not much beyond that. Trying to birddog.

Much appreciated 👍