Level of Rehab vs Timing Market

[Bryan Normal]

Looking for some advice from the flipping vets out there... On my 3rd flip, going really well. Bought it $197K, will put about $70K into it, hope to get $400-415 out of it. Rehab budget is not an issue, but time is... My market Grand Rapids has been largely unscathed by the economic downturn so far, but it's October and mortgage rates keep climbing aggressively. I think I can get it to about 90% flipped and list it by mid-November (maybe some doors and windows don't look very updated, garage left looking somewhat tired, a couple landscape aesthetics left unresolved). Or, I can get it to more like 98% finished if I hold it for another month and list in mid December (will take me that long because I have a crazy November schedule IRL). It's a upper-middle class neighborhood in a desirable area of town, without many other listings in the area active.

So, generally speaking, get it on the market now at 90% in a better month while mortgage rates are a little lower, or wait a month and get it looking more brand new but selling in December in Michigan? Obviously holding costs for waiting a month as well. Any insight would be helpful, it's weighing on my mind daily.

[Andy Sabisch]

You only get one chance to make a first impression and some of the issues you are talking about are curb impressions.  Going into the winter is always a slower period and the interest rate issue is not helping the buyer pool so those factors weigh into the mix.  Is there any way you can contract a handyman to get the issues knocked out and get it listed in the final state?  The cost can quickly be recouped with a better offer and who ever sees it not done will likely not come back to see it in the final state.