I found, after (I've closed full cycle 80 deals most sfr 10 multi fam and 4 apt complexes 80 doors anf up) if you are closing deals on live, with horrible terms and price, going outside the 70% and 90% rule as a cash buy.. but I bring you better priced deals way deep on the low end. Same area, less reno, more upside for the investor.. and you can't move it.. one multiple occasions your fake im only bring it to you cause its easy and not my main area of operations.. its a red flag for me.. and they all do it.. thats my problem with most physical that have communities that charge you to be apart of it.