One thing I see investors underestimate is the cost of waiting too long for financing. On a fix and flip, the lowest rate might look like the best option on paper, but if the funding process takes too long and you lose the property, the rate doesn’t really matter. When comparing funding, I think ...
I'm in Cumming and I'm working toward my first rental. I've read the books and run plenty of numbers on paper. What I've never done is stand in a house that needs $40,000 of work and understand why it's $40,000. So here's the offer. I'll give you my Saturdays. Demo, cleanouts, hauling, painting, ...
As I am getting ready to do my first property on OPM, I am wondering what is a typical closing cost on a house. And what all is included in the closing? Also, what is expected by a Hard Money Lender, other than the numbers making sense, and having Liquid cash for rehab repairs. What is a hard mon...
Does your lender charge interest on the drawn balance or the full loan amount? On a $191K Henry County flip, $136K funds at close and the $55K rehab comes in draws. If you're paying on drawn funds, month one is about $1,190. If your lender charges Dutch interest, you're paying $1,671 from day one...
I’m trying to get better at analyzing flip numbers before getting deeper into the space, and holding costs are one area I’m realizing can quietly change a deal. On paper, the spread might look solid, but once you factor in taxes, insurance, utilities, loan interest, lender fees, permits, delays, ...
Hi all, how are you guys getting deals good enough to flip? I'm doing cold Calli with very little luck, started looking into mailing campaign but besides the expense it'll take 6-8 months to get anything since multiple pieces of mail will have to go out to the same home owner before getting a dea...
Hi everyone. Can anyone recommend an investor friendly contractor in the Columbus, Ohio area. Thanks.
Hi everyone, I’m a 25-year-old real estate agent in the Phoenix/East Valley market, and my long-term goal is to build a business around real estate investing. I’ve been considering apprenticing with a general contractor to gain hands-on construction experience while earning some additional income...
My partner and I run a fix-and-flip operation in Metro Atlanta. Our takeaway: the money is made on acquisition, and the only reliable way to win in today's market is to control your own lead flow instead of competing over what's already sitting on the MLS. So we're committing a fixed monthly budg...
Imagine two identical flip opportunities. Deal A: You put more of your own cash into the project. Deal B: You use more financing and retain a larger cash reserve. Assuming the projected returns are similar, which structure would you prefer? I'm curious how experienced flippers think about liquidi...
For those currently rehabbing or flipping properties, I’m curious—what’s the biggest challenge you face when it comes to funding your next deal? Is it finding enough capital for the purchase, covering renovation costs, qualifying for financing, managing cash flow between projects, or something el...
I’m looking to do my first flip in the St. Louis area. We currently own several long-term rental properties, and our primary goal is to continue growing our buy-and-hold portfolio. We completed our first BRRRR project a few months ago and are currently working on our second. I’d love to connect w...
If you had one question for a professional house flipper, what would it be?? Now is your shot to ask! James Dainard is a prolific professional house flipper, with a track record flipping nearly 4,000 homes in one of the most competitive real estate markets in the US - Seattle, WA. To celebrate hi...
Hey BP community! I'm excited to finally make a post here and start making some connections. I'm Asija, I'm a licensed real estate agent out here in Atlanta specializing in investment properties and fix and flips. I find properties for investors, work the numbers, and get to the closing table. I'...
I recently discovered a house near to where we invest in LTR was going to foreclosure auction. (It actually failed at auction /reverted yesterday, so TBD what happens next.) In asking a friend who is a neighbor what she knows, I learned the basement had been used by one of the previous owners as ...
I'm curious how experienced flippers have adapted over the past couple of years. Obviously higher mortgage rates have affected affordability on the resale side, but I'm interested in how that's changed your actual investment decisions. From the investors I've worked with, one trend I've noticed i...
For investors who renovate properties with the intention of eventually holding them: When do you start thinking about the refinance? Before purchasing? During the renovation? After the property is stabilized? I've seen investors focus heavily on acquisition and rehab numbers but give less attenti...
I’ve been thinking about this lately and wanted to hear from people who have actually been through it. What was the biggest lesson you learned after doing your first flip that you didn’t expect going in? Was it the rehab, contractors, financing, estimating the numbers, finding the right property,...
One of the biggest lessons in fix-and-flips is knowing where to spend and where to save. Focus on improvements that buyers notice most, such as kitchens, bathrooms, fresh paint, flooring, and curb appeal before investing in expensive upgrades that may not increase your return. What renovation has...
Hey Everyone, My partner and I did rentals in Cleveland and are now transitioning to Atlanta and trying to figure out if flips still pencil here. We started by hunting off-market and on-market deals in the NE submarkets: Dunwoody, Decatur (30030/30033), Sandy Springs, etc. The pattern was clear: ...
Say you buy a flip and the previous owner already turned the garage into a bedroom. It looks good. It has AC, electrical, a closet, everything you’d expect. Then you find out none of it was permitted. Now you’ve got this finished room that might not count toward the square footage when you sell. ...
Hey Bigger Pockets Community! 👋 Working on the lending side across Fix & Flip, ground-up construction, bridge, and DSCR products, I regularly see where debt structuring either makes or breaks an investor's profit margin 📈. A few common friction points happening right now: ⚠️ Weak Exit Strategies ...
I never really thought about this until recently. You finish the rehab, the contractor says everything is good, you do the final walkthrough and put it on the market. Then the buyer’s inspector shows up and somehow finds 15 things nobody noticed. Now you’re negotiating credits on work you probabl...
Talking to a handful of flippers lately and the overruns aren't where you'd expect - it's less "the roof was worse than we thought" and more permitting delays and change orders piling up mid-project. Wondering if others are seeing the same pattern, or if it's more market-specific. What's your buf...
Say you walk into a flip and the kitchen looks 20 years old. The cabinets are ugly, the hardware is dated, and the color definitely isn’t helping. But the boxes are solid. Nothing is broken, and the layout works. Are you ripping everything out because buyers expect a “new kitchen,” or painting th...