Residential Real Estate Agent · Atlanta, GA · Member since 2010 · 325 posts · 335 votes
Ready Set.....
I was just going to shoot a quick video about our demo process, but I REALLY like this house so decided to document the whole flip on video. We just started demo today and made EXCELLENT progress. Should be a quick 2-4 week rehab even though we are REMOVING / Opening Up the walls between the kitchen / Dining / and Living Room.
The house is in Sandy Springs, GA a REALLY hot suburb of Atlanta. Incredible Schools, Incredible location, Incredible Neighborhood. Just needs to be brought into the 21st century!
Residential Real Estate Agent · Atlanta, GA · Member since 2010 · 325 posts · 335 votes
11y
Demo Day 1
Pre Demo Walk
About 3 o'Clock In the Afternoon
I felt like our crews accomplished about 3-4 days work today! It's nice to work on a In & Out flip project again, most of our projects lately have been MAJOR 6-9 month deals so if this goes as planned we will be done a couple weeks!
Residential Real Estate Agent · Atlanta, GA · Member since 2010 · 325 posts · 335 votes
11y
Before Pics
Here's a sampling of the before pics and a dropbox link for the rest. Basically the homeowner was VERY ill for a VERY long time, and the house fell into disrepair over the years. While the inside had water damage from various leaks that were never repaired, the roof is basically new as is the water heater and both furnaces...SCORE!
The house is synthetic stucco... which is a MAJOR negative, but it appears to be in good shape and we've had several people check it out including a home inspector and no one has found any issues....yet.
Residential Real Estate Agent · Atlanta, GA · Member since 2010 · 325 posts · 335 votes
11y
Day 2 - Ripping Towards The Finish Line
Flipping Houses is FULL of unexpected things you encounter that must be overcome. Today I encountered a screen door that I had a hard time overcoming....
Investor · Atlanta, GA · Member since 2014 · 54 posts · 5 votes
11y
Once again @Todd Whiddon you continue to add value to BP by sharing your process. Did you find this off MLS ? And you stated you mark the walls for where the opening to the kitchen should be, are there also plans showing the spec of the wall openings?
Once again @Todd Whiddon you continue to add value to BP by sharing your process. Did you find this off MLS ? And you stated you mark the walls for where the opening to the kitchen should be, are there also plans showing the spec of the wall openings?
"I"... Did not find this on MLS.... It WAS an MLS deal... But the SUPREME negotiating skills of my buds @ New Western Acquisitions brought this deal to me.
I marked the walls for my crews to do the actual demo... But I had to have plans drawn to get the permit for the project. HUGE shout out the "The Girls" who do a majority of our plans for staying late and drawing up what we needed to get out permit....
They Turned This...
Into This...
Which with the walls we wanted to take out / change turned into this...
And with the requirements of the City of Sandy Springs, Atlanta...
Anyone reading this should have a LOCAL structural engineer spec out the beams needed for opening up / removing walls... We've been fortunate enough to have done this type of thing several times so we pretty much knew what was needed... and were lucky enough to get our permit without having an engineers letter... BUT...
The SMART way to approach this is to DECIDE the size / placement of your opening...
Have a LOCAL structural engineer calculate loads and spec out the beams... "Many times you can get by with 2x10's, but we try to go above and beyond and go LVL...
HAVE a LOCAL structural engineer STAMP a plan showing the proposed openings and new beams sizes and....
Walk into your local permit office like a BOSS.... GET Permit... DO Rehab... GET Paid...
Investor · Atlanta GA | Marietta GA | Greenville SC | Spartanburg SC · Member since 2014 · 202 posts · 60 votes
11y
@Todd Whiddon - Good stuff Todd. Thanks for sharing. Glad you decided to do this house. I'm anxious to see how the sale goes with synthetic stucco. Things in East Cobb tend to move OK with synthetic.
Investor · Atlanta, GA · Member since 2014 · 54 posts · 5 votes
11y
@Todd Whiddon That's awesome, I will be looking forward to learning more as you go through the completion of this project. BTW, my 1st rehab finally went under contract and assuming everything goes well I will close next week and be ready to complete my second. Hopefully in less time :) and began to improve my process with help from seasoned investors who are open to sharing their success stories like yourself.
Residential Real Estate Agent · Atlanta, GA · Member since 2010 · 325 posts · 335 votes
11y
DAY 4... Paid By The Hour
When executing a flip on a TIGHT timeline, every HOUR counts! If you don't make the MOST of your hours, you don't make the MOST of your days. And if you don't make the MOST of your days, a flip that can be done in a few weeks will take a few MONTHS!
On day 1 "Monday" we sent the measurements of the kitchen to our cabinet company...
Who turned out the design in a couple hours...
We could have saved MEGA bucks by ordering direct from one of our national suppliers, but that would have taken about 3 weeks. I'm hopeful to have the project COMPLETELY done in less time than that, so we paid abit more to get them from one of our local stocking suppliers.
Compressing Rehabs Timelines involves extra costs. But I feel the investment in readily available materials and paying more to have guys work late is worth it. Every hour that goes by without this house being sold is an hour that is costing me money!
Residential Real Estate Agent · Atlanta, GA · Member since 2010 · 325 posts · 335 votes
11y
Day 4 Morning Update-
Cabinets are going in, Granite is being Templated, Trim, Sheetrock, Painting... You name it and it is probably going on today! Our painters are also doing the drywall work which allows us to basically sheetrock and paint simultaneously. If we had a separate drywall crew on this we would have to wait several days to complete drywall and then have the painters come in.... No time for that!
We were going to laser template WITHOUT the cabinets being installed, but I got the cabinets installed sooner than I originally thought and called in a favor from my granite guys to turn the fabrication and installation around in a hurry so we ended up laser templating WITH the cabinets installed which cuts down the risk for a goof up.
on your type of granite you use, do you go with a higher grade? And if you do would you ever use contractor's grade, which from my understanding is a lower grade?
Dang! You are moving right along! Have you listed this one yet? Any offers?
We originally listed this as a Whole-tail deal. But were perhaps abit too greedy given the time of year! We had a CRAZY amount of retail buyer interest, so we decided to go ahead and rehab for a "hopefully" better profit!
I've never attempted to do a rehab this extensive this quickly, but our investor on this deal is kind of a "big deal", so our team is doing everything we can to deliver RESULTS!
on your type of granite you use, do you go with a higher grade? And if you do would you ever use contractor's grade, which from my understanding is a lower grade?
Sooo... There is a LOT on confusion about Granite "grades" out there....
And if anyone in the Atlanta area needs some Granite... my friends at Granco Granite are THE BEST i've found and pulled some MAJOR strings to make this project happen with it's tight timeline!
PRICE LEVELS:
Pretty much every granite fabricator has pricing "levels" Level 1, 2 3..ect. This may or may NOT reflect the quality level of the STONE!!!
Level "1" at Fabricator "A" may be the same price as level "2" at fabricator "B"
Pricing "levels" are pretty much just a marketing thing and should be evaluated as just that. The REAL difference maker is...
STONE QUALITY:
The real question you want to ask you fabricator / installer is what is the QUALITY tier of the stone. We only use top tier granite in our projects, many times when you see a crazy low price on granite, they are using an inferior grade which means it has more fissures and imperfections. Lower "grade" granite is usually used on commercial or multi-family projects, but sometimes creeps into other projects as well. Not that there is anything specifically wrong with lower tier granites.... But the thought of one of my homeowners standing on their countertop to change a lightbulb and busting their granite kinda freaks me out!
Speaking of granite here are the colors we are using on this project...
And for the baths...
We are actually using REAL marble for the baths... BE CAREFUL using REAL marble for kitchens! While granite is POROUS and can be STAINED... REAL marble is REALLY REALLY REALLY porous and can get REALLY messed up!
Residential Real Estate Agent · Atlanta, GA · Member since 2010 · 325 posts · 335 votes
11y
Day 6 - Rock On
When we started this rehab on Monday I had high hopes that we would get to where we have today! Many Many Thanks go out to everyone on our team working late nights and suppliers who have pulled some strings to make week 1 a success!