First Heavy Systems BRRRR - Sanity Check Before Walkthrough
Tomorrow I'm walking my first true heavy, systems-driven BRRRR in Cincinnati.
I’ve owned buy-and-hold rentals for years, but this one is different:
• Double-layer roof at end of life
• Knob & tube present
• Foundation cracking + grading issues
• Water intrusion in basement
• Safety and code upgrades needed
This isn’t cosmetic. This is structure + systems.
I’ll have roofers, HVAC, plumbing, electrical, and a few GCs walking it with me.
I don’t want to show up and just say, “What do you think?”
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What I’ve Prepared
• Inspection report organized by trade
• Rough scope drafted by system
• ARV + rent assumptions already modeled
• Budget range in mind (not shared yet)
• Plan is BRRRR — flip only if numbers force it
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For Those Who’ve Done 10+ Heavy Renos
Walkthrough Strategy
• Do you stagger trades or bring everyone at once?
• Share inspection report upfront or let them diagnose independently?
• What do you always ask contractors on Day 1?
• Push for ballpark numbers verbally or wait for written bids?
Execution Strategy
• At what scope do you default to a GC vs managing trades yourself?
• Real contingency on a 1920 Midwest house — 10%, 15%, 20%?
• What’s the most expensive early mistake you made?
• What's the tipping point where you pivot from BRRRR to flip?
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My Biggest Concerns
• Hidden electrical scope expansion
• Water + foundation compounding issues
• Permit delays
• Choosing the wrong lead contractor
• Underestimating timeline drag
If you could go back to your first heavy project, what would you do differently?
Appreciate any operator-level insight. I’ll report back with lessons learned.