First Heavy Systems BRRRR - Sanity Check Before Walkthrough

[Kyle Neff]

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.