Why Most People Think Flipping Houses Is Easy (And Why They’re Wrong)

[Jorge Vazquez]

Turn on HGTV or scroll YouTube and you'll think flipping houses is a magic money machine. Buy ugly, swing a hammer, add subway tile, and boom… $50k profit in six weeks. The truth? Real flipping in 2025 takes way more grit. Sure, you can make $60k on a deal, but most flips land closer to $25k to $30k, and plenty barely break even. The MLS is still king if you move lightning fast. Wholesalers are back in action, and the 70% rule still matters, though many deals close closer to 75% to 80% ARV these days. Here's what the highlight reels don't show: the holding costs, the blown timelines, the surprise contractor drama, and the fact that speed, systems, and consistency matter more than one big home run flip. After 20 years in the game, I've learned that cosmetic flips beat full guts, singles and doubles build wealth faster than swinging for unicorn deals, and stacking steady $30k wins can get you way further than chasing the one in a hundred $100k flip.

What’s been your biggest surprise about flipping—was it harder, easier, or just different than you expected?

[Chris Seveney]

Quote from @Jorge Vazquez:

Turn on HGTV or scroll YouTube and you'll think flipping houses is a magic money machine. Buy ugly, swing a hammer, add subway tile, and boom… $50k profit in six weeks. The truth? Real flipping in 2025 takes way more grit. Sure, you can make $60k on a deal, but most flips land closer to $25k to $30k, and plenty barely break even. The MLS is still king if you move lightning fast. Wholesalers are back in action, and the 70% rule still matters, though many deals close closer to 75% to 80% ARV these days. Here's what the highlight reels don't show: the holding costs, the blown timelines, the surprise contractor drama, and the fact that speed, systems, and consistency matter more than one big home run flip. After 20 years in the game, I've learned that cosmetic flips beat full guts, singles and doubles build wealth faster than swinging for unicorn deals, and stacking steady $30k wins can get you way further than chasing the one in a hundred $100k flip.

What’s been your biggest surprise about flipping—was it harder, easier, or just different than you expected?

 Its TV, of course it is not as easy as it is on TV. Been in construction and real estate for almost 30 years. What surprises me is the amount of unethical people in real estate and trying to find good partners.

I literally spent two weeks negotiating a contract with a vendor recently and they have completely gone dark now the week before we start and never signed the contract. I go out and bring on a new subcontractor and after 3 weeks of not responding to emails, phones and texts they aer like "when can I start"... Sorry but the contract went to someone else because you were non responsive.... I could share 1000's of stories