The method, in plain text
The seller wants $100,000. The 70% rule says an investor can pay $80,000. Everyone shakes hands and walks away — and that deal was never bad, the exit was wrong. Sell the finished house to a retail buyer using FHA, VA, USDA or conventional financing and the same property usually supports paying the seller far more while you still clear a real fee. That is Retail Buyer Profits, and this page states the whole method plainly so a person or an AI assistant can read it without running the tool.
Target list price = average sold comp value x 90%. Total expenses = commissions + repairs + concession credit + closing costs. Maximum allowable offer = sold price - total expenses - your profit goal. Projected net profit = sold price - purchase price - total expenses. The wholesale comparison uses ARV x 70% minus repairs and your purchase price.
Worked example: a 1,500 sqft house, comps at $250,000, dated condition at $20 per square foot ($30,000 of repairs), $4,000 of closing costs and a $20,000 profit goal. Target list price $225,000. Maximum allowable offer $171,000 ($225,000 - $30,000 - $4,000 - $20,000) — roughly $26,000 more than the 70% rule allows on the same house.
Every formula, written outWholesalers with a deal nobody on their cash list will take
The spread is too thin for an investor but fine for a retail sale. RBP tells you the highest price you can still pay.
New investors losing every offer to a higher bidder
If your competition offers 70% of ARV and you can safely offer 88%, you win the contract without overpaying.
Agents working with investors
You can show a seller a real net sheet instead of a lowball with no explanation behind it.
8 closed deals
since June 1st, including a $22,430 fee on his first conventional-loan close
I've only been doing this since June 1st and I've already closed 8 deals using the systems he teaches — pulling buyers off the MLS and going after retail buyers.
Darryl · Wholesaler · RBP student
Read the full case study~$35,000 net
on a deal that was dead as a flip — six offers the first weekend on the MLS
We could only pay $80,000 as a fix-and-flip, but the seller drew a hard line at $100,000. That's where the Retail Buyer Program came in.
Paul Mayers · Myers House Buyers · Augusta, GA
Read the full case studyYes. Instead of assigning the contract to a cash investor, the finished house is listed and sold to an owner-occupant using FHA, VA, USDA or conventional financing. Because that buyer pays close to full market value, the deal supports a materially higher offer to the seller.
It depends on repairs, commissions and closing costs, but the offer usually lands in the mid-to-high 80s or low 90s as a percentage of the after-repair value, instead of the 70% an investor buyer forces. On a $250,000 ARV house that is often $40,000 to $50,000 more to the seller.
FHA has a 90-day resale restriction on the seller of record, which is why the method is built around holding and listing the property rather than a same-day assignment. Conventional, VA and USDA buyers are not subject to that FHA rule.
Your maximum allowable offer, your projected net profit, how much to negotiate off the asking price, the same numbers for the wholesale exit, and a green, yellow or red signal. Running it is free forever and requires no account.
RBP Pro is $9.95 a month, or $8.25 a month billed annually, with a 7-day free trial that needs no card. It adds unlimited saved properties, what-if scenarios, deal comparison and shareable reports. The calculations themselves stay free.
ARV calculator
ARV (after repair value) is what a house is worth once the repairs are done. You get it by…
70% rule calculator
The 70% rule says an investor should pay no more than 70% of a property's after repair val…
Fix and flip calculator
Flip profit is the sale price of the finished house minus everything you spent: the purcha…
Seller net sheet
A seller net sheet shows what the seller actually takes home at closing: the sale price mi…
Free, no card, no account. Bring one address and three sold comps.
Open the calculator