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say the banks going to give you a 70 000 loan and it needs 10 000 in rehab thats 60 000 okay and you have 5 000 in closing costs to buy so youre at 55 000 and then you have 2 000 in closing costs to refinance so youre at 55 54 53 000 so you dont want to borrow any more than 53 000 from your private lender so you dont want to offer any more than that from the property if you dont want any of your money out into the deal