I've been curious about something lately. When I talk with investors who are actively flipping, some are finding deals that work really well, while others are passing on properties that would've looked attractive a year or two ago. And it's not always the purchase price. Sometimes it's the rehab ...
Hey everyone, I'm looking to connect with more active real estate investors in the Houston area and learn more about what people are working on. I work with Civic Financial Services, helping investors explore financing options for fix-and-flips, bridge loans, ground-up projects, and rental proper...
Curious to see what other investors are seeing with Fix & Flip projects lately. Between rising rehab costs, contractor delays, holding costs, and making sure the numbers still work, there's a lot that can affect a project's profit margin. What's been your biggest challenge on recent flips, and wh...
An investor I work with told me this week that rates and property taxes have made it hard to find a deal that pencils. Fair complaint. The 30-year average hit 7.28% on October 1, highest since late 2023. But on a flip or a BRRRR you only pay the rate for the months you hold. You pay the price for...
ATTOM's second-quarter flipping report came out at the start of the month and Texas looks rough. 8,389 flips, and the typical gross return was 2.8%. A year ago it was 6.5%. Gross profit went from about $18,100 a flip to about $8,100. And that's gross. Take out the loan, taxes, insurance and selli...
For decades, US investors have relied on fix-and-flip: buy undervalued properties, renovate them, and sell for a profit. But what if there were another way to pursue property appreciation without managing contractors, renovation budgets, and unexpected structural problems? Dubai's off-plan market...
As a lender, I've been getting more inquiries lately from foreign nationals looking for financing to get into fix & flips in the U.S. market. It got me thinking about those who've already been through the process. For foreign nationals who've been flipping in the US for years, what were some of t...
Hey BP Family, I'm an Investment Agent for an off market brokerage in Houston. Lately, I've been receiving mixed emotions from the investors and landlords I work with. On one hand, I receive feedback from investors saying that the market is too terrible to keep investing at the volume they once w...
Underwriting sanity check: 70% of BCAD minus repairs vs 70% of ARV minus repairs vs BRRRR backup - Am I double-conservative? Hey BP, Long-time lurker, first-time principal. I've been wholesaling / bird-dogging in San Antonio / New Braunfels and I've been underwriting super conservative to stay sa...
A lot of investors run the numbers based on everything going according to plan. But what happens if the property sits on the market longer than expected? Before getting into a flip, I think it’s important to know your backup strategy. Maybe that means adjusting the price, refinancing, renting tem...
A lot of investors focus on the purchase price, rehab budget, and ARV, but holding costs can quietly eat into the profit. Before closing, I think it’s important to account for things like interest, utilities, insurance, taxes, maintenance, and the possibility that the project takes longer than ex...
One thing I’ve noticed with flips is that the original rehab budget and the final number don’t always look the same. Unexpected electrical, plumbing, foundation issues, change orders, contractor delays, or extra holding costs can eat into a deal pretty quickly. That’s why I think investors should...
Personally, I underwrite every deal with a 20% contingency built in for unforeseen circumstances, which has saved me more than once. Do you build in a buffer as a percentage, a flat number, or just eat the overage when it happens?
One thing I think investors should look at before taking on capital is whether the funding actually matches the timeline of the project. A 3-month rehab and a 12-month project don’t necessarily need the same type of financing. Before using any funding, I’d look at: • How long the rehab should rea...
One of the easiest ways to hurt your margins is spending more on the property than the market will support. That luxury backsplash might look amazing—but will buyers actually pay more for it? Before upgrading, ask: Does this improve the property's appeal, or am I just increasing the budget? Where...
When evaluating a fix & flip, how do you determine what financing structure makes the most sense? Do you start with: Purchase price → Rehab → ARV → Financing or do you establish your financing parameters before looking seriously at properties? What's your preferred approach?
What's one thing you know now that you wish you knew before your first flip? Could be about contractors, financing, ARV, inspections, timelines, or anything else.
Past the flat roofs and basement water, here are four more things I check before writing an offer on a Baltimore rowhouse. **Downspouts that dump at the foundation are a choice someone made.** If the downspout stops two feet from the wall and the sidewalk pitches toward the house, every storm fee...
I look at a lot of Memphis houses that investors are about to buy, and almost every expensive surprise I watch somebody walk into comes down to one distinction they didn't make. A house can be ugly. A house can be broken. They photograph identically and they are completely different investments. ...
Beginner investor in a tough west coast market… Portland, OR. Exploring live-in flip as a way to raise capital, or maybe hold onto as a live-in BRRR. Not sure what numbers to run to see if it’ll make sense long run. Probably looking for a decent spread given the high home prices in my market. Wha...
As a private lender, the #1 reason loan approvals get stalled and draw requests get delayed isn't the property, it's a poorly written Scope of Work. Here is what separates a lender-approved SOW from one that gets sent back for revisions: The "Bad" SOW (What Delays Funding & Draws) Lump-Sum Quotes...
I have a 100 year old two flat in a great neighborhood. I'm looking to do some renovations inside & out. I have scope, budget and a clue. I have been my own GC many times. This one is too large for me to handle. Yet all the contractors want to take me for a ride. Promise me one thing and then wor...
A flip can look profitable on paper until you factor in what the money actually costs you. Before I’d look at a deal, I’d want to know: • Purchase price • Rehab budget • Holding costs • Financing costs • Expected selling costs • A realistic contingency for surprises Whether you’re using your own ...
Buying in a Buyer's Market in San Antonio, And What Flippers Need to Do to Sell Fast! I’ve been buying and watching San Antonio investment property for a while, and this is one of the better buyer environments we’ve seen in years. That does not mean every property is a deal. It does not mean you ...
Can you recommend pros in Denver, Centennial or Aurora CO to do some work on my single family rental this month (Oct 2026). Prepping it for a new tenant. Located off Buckley and Smoky Hill near Cherry Creek reservoir. Needs: install shower door Paint interior (1486 sq feet, 3 bdrm/2 bath) Remove ...