Vitals: 78230, 4/2 2,154', 1971 build, 11 years vacant, probate cleared. ARV: $390k-$420k BCAD $376k / Zillow $381k / Realtor CMA $398k High-end comps: $192-$204/ft avg $426k As a rule of thumb I'm using BCAD - 70% - repairs = MAO Repair Buckets: Light: $40k Average: $70k ($30-35/ft) Heavy: $150k...
One thing I think newer investors sometimes underestimate is how important reserves are after the property is purchased. The deal might look great on paper, but then you run into: • Rehab costs coming in higher than expected • Materials or contractors taking longer • Extra holding costs • Unexpec...
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...
Anyone out there interested in helping an Investor aquire a Property, and Split the Profits?
Hi guys! If you’re investing in the Tampa Bay area and ever need an experienced local investor to run over to a property for you, give me a shout. Photos, walk-thrus, scopes of work, contractor meetings, project checks, milestone progress payment verifications, measurements, deliveries, or whatev...
Hi everyone, I’m looking at a condo in Honolulu for a fix-and-flip project. The building is currently talking about a possible $70k special assessment for each unit. However, the assessment has not been approved or implemented yet. I’m trying to figure out how experienced investors would handle t...
Curious how others are handling this, especially with hard money loans and cash purchases. When you’re buying an investment property, are you: Getting a new survey every time? Using an existing survey if one is available? Waiving the survey altogether? Is your approach different with a hard money...
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...
One thing I see investors underestimate is how quickly unexpected costs can eat into the budget on a flip. A rehab might need more work than expected, materials can cost more, or the project may simply take longer than planned. That’s why I think having access to additional capital before you act...
When you're evaluating a fix & flip, how early do you think about the financing? Do you determine the purchase and rehab numbers first and then structure financing around the deal? Or do you establish your financing parameters before seriously pursuing properties? Curious how other investors appr...
Here's something I've been thinking about when looking at investment properties. At what point does a deal simply stop making sense? For example, let's say you have: Purchase price: $250K Rehab: $50K ARV: $400K On paper, that might initially look attractive. But then you add financing costs, clos...
I’ve seen this happen more than once. A deal lands on the table and the ARV looks beautiful. Purchase price works. Rehab works. Financing works. And once the property is renovated, the numbers say there should be a very nice profit waiting at the end. Then somebody asks a dangerous question: "Whe...
As a flipper myself, I've found that investors can spend a tremendous amount of time gathering documents before answering a few basic questions about the deal. Before getting deep into financing, I like to start with the five: 1) Where is the property? 2) What's the purchase price? 3) What's the ...
One mistake that can put a flip in a bad position fast is releasing too much rehab money before the work is completed. I think it’s important to structure contractor payments around clearly defined stages of the project instead of putting a large amount of capital out upfront. That can help you: ...
One mistake I see investors make is estimating the rehab themselves and waiting until after closing to get real contractor numbers. A $50K rehab can turn into $70K–$80K pretty quickly once labor, materials, permits, and unexpected repairs are factored in. Before closing, I’d want: • At least 2 de...
Most rehab disputes don't come down to who's right. They come down to who has dated photos. Before the first hammer swings, I walk the property and shoot everything: every room's four walls, ceiling, and floor. Basement walls — water stains, efflorescence, patched cracks — get close-ups. Street A...
If you’re a CPA, accountant, tax professional, real estate agent, or financial professional, you probably already have business owners in your network who eventually need access to capital. You don’t have to become a lender or try to figure out funding yourself. That’s where a referral partnershi...
A deal can look profitable on paper until all the extra costs start adding up. Before buying a flip, I think it’s important to know your true break-even number, not just purchase price + rehab. You also have to account for things like: • Financing and interest costs • Taxes and insurance • Utilit...
I do this every week in a different Texas market and post what comes back. This week was Bexar County. The screen: every active single-family listing between $80,000 and $300,000, at least 1,000 sq ft, built 1950 to 2010. That is 2,105 listings. One test on each - purchase against 75% of ARV, les...
I'd love to know other investors and flippers experience working with New Western. I know they're a massive wholesaler in several states throughout the U.S. What's it like working with them? Any issues signing their disclosure agreement? Have they provided any useful deals to you? They approached...
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...
Hi everybody I'm based in Metro Detroit and working toward my first flip. For the initial deal analysis, I'm trying to get a rough number for renovation costs. So my question is what renovation cost per square foot are you currently using for your initial underwriting in Metro Detroit? If possibl...
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...
CONTRACTOR SELECTION September 2026 5 Signs Your Contractor Is Guessing A renovation estimate does not need to predict every nail before work starts. But it should show that the contractor understands the scope, sequence, and risks. Here are five warning signs that the plan is built on guesses in...
KITCHEN REMODELING September 2026 What a Realistic Kitchen Remodel Timeline Looks Like in Northeast Ohio A kitchen remodel is more than the weeks when workers are physically in your house. Design decisions, material lead times, permits, inspections, demolition, rough-ins, cabinets, countertops, a...