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Updated almost 4 years ago on . Most recent reply

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Christian Silva
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How to decide between a renovation, gut rehab, and rebuild?

Christian Silva
Posted

Hello, I am a newbie at real estate investing... I bought a 2 flat in Chicago in an up and coming neighborhood (Logan/Avondale area) about 10 yrs ago. Newbie because I bought it as a primary home at first, but now want to turn it into a 100% investment and rent it out fully.

I have lived in the property since then (just moved out), and was renting the garden unit to a friend for most of the time. During that time, the neighborhood has become a hot place to live however, the house is really old (over 100 yrs old) and recently had a flood in the garden unit that destroyed the kitchen. Anyways, over the years I have seen properties on my block get bought, tore down and rebuilt making the neighborhood look really nice. Currently there is a 2 bedroom garden unit, a 3 bedroom first floor unit, and an attic that I would like to turn into a studio if possible.

I was looking for some advice on how do I determine whether I should do a regular renovation, do a gut rehab, or do a full tear down and rebuild? Most newer places are open concept, while mine is not. I would like to add that the house has a lot of equity built in (doubled the price in 10yrs), but I want to refinance after I renovate so that I can purchase another real estate investment property, and increase my portfolio (BRRRR). I plan on using a combination of savings, and a rehab loan to get this project financed. Any advice would be greatly appreciated!

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Jonathan Satizabal
  • Investor
  • Chicago, IL
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Jonathan Satizabal
  • Investor
  • Chicago, IL
Replied

I would suggest doing a quality rehab and updating the layout or just selling it. Think about duplexing up to the attic instead of adding a unit. But look at what the places are renting for and see what makes sense.

Make sure that you take care of the flooding in the basement. If the sewer line backed up you can add a Flood Control system they run about 8-9k I have this on a couple of properties and they work really well. It's basically a check valve with a sump to move water around the valve.

Instead of getting a construction loan look into a Heloc. You should have got one before you moved out but you may still be able to get one. I think Huntington bank will give you a Heloc on one investment property. When you are done with the rehab you can refinance it into one loan.

I would stay away from a complete tear down. Since you are anew investor, you probably want to tackle some smaller projects before taking that on. Try to keep it simple, make a construction budget and work schedule.

On a side note, Create a Bid Form that you hand out to contractors when they are giving you estimates. 

You want to see who their sub contractors are, if they're licensed and have insurance. Personally I don't care if they have a license or insurance. But contractors will take your money and hand over an entire project to one guy that claims he can do everything. I want to see a plumber, electrician, tile guy, a painter, drywaller, HVAC and carpenter. Preferably two subs for each trade this will let you know that they have additional resources at their disposal. 

Get the quotes itemized this way you can pull items off their list and hire your own subs, but make sure that they understand this. You can have them break it down further into labor and materials. 

Take the time to plan out the project before you get started. It might feel like you're moving too slow at first but it will pay off.

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