Potential for Full time Flipping to replace 9-5 income

Rehabbing & House Flipping
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Potential for Full time Flipping to replace 9-5 income

Nicholas A.
Buffalo Grove, IL · Member since 2017 · 54 posts · 39 votes

I'm weighing a move into full-time flipping and I'd like a reality check from people actually buying in this market.

Where I stand: $100–150k in savings, currently collecting unemployment after being laid off — second time in a row. Between the two, I have roughly a year before I need this to produce real income. I'd rather build something I control than keep betting on corporate stability, so I'm seriously considering making this my primary work rather than a side pursuit.

My question is about timing. Is the current market conducive to someone entering flipping now and actually making money at it? I know rates are elevated and could climb further, and I assume that compresses margins and stretches hold times. What I don't have a feel for is whether deals are still penciling for newer operators, or whether the spread has mostly been squeezed out.

My bar is modest. When the runway runs out I need roughly $60k a year to live on. I'm not expecting big numbers early. The goal is to scale into six figures over the following few years. I'd also expect to BRRRR a portion of what I buy rather than flipping everything, keeping some units for cash flow and a long-term base.

I'd rather hear the honest version than the encouraging one. If the answer is "no" I want to know that now, and why, while I still have the runway to change course.

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Lipa F.
Investor · Member since 2024 · 79 posts · 32 votes
1mo

Honestly, I think flipping is too risky to rely on as your primary income source in the beginning.

Flipping can be a great way to build capital, but even if you’re well educated, you’re going to make mistakes—especially when you feel pressure to find a deal because you need the money to live. That’s when people start forcing deals that they normally wouldn’t buy.

If I were in your position, I'd keep a part-time job or some other source of income and build the flipping business on the side. Use flipping to grow your capital, and BRRRR some of the better properties when it makes sense.

Once you have enough experience, reserves, and a track record of successful deals, then you can consider making it your primary income. I just wouldn’t put that pressure on yourself from day one.

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  • Chris SeveneyBusiness Member
    Moderator
    Investor · VA · Member since 2015 · 21k+ posts · 19k+ votes
    1mo

    First it'll depend on what market you want to buy in. With the money you have in savings, that should be able to give you a down payment and get financing but the challenge could be being unemployed and getting financing. The other question is: how much experience do you have in real estate fix and flipping? In the flipping business speed is critical because it reduces carrying costs and also allows you to recycle your money faster. If you told me you had no experience in real estate or fix-and-flip, I would tell you it's a big hurdle to overcome. If you own real estate and have done it or worked in a field related to construction, that gives you a bigger advantage.

    Never tell somebody something can't be done. You just have to understand the abilities and the time it will take and make sure to temper expectations and not listen to the gurus who make it seem like it's very easy. 

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    • Nicholas A.
      OP
      Buffalo Grove, IL · Member since 2017 · 54 posts · 39 votes
      1mo

      I own 5 properties. I have never done a full gut rehab, but I have done a couple unit turns on my properties.

      If possible, I can buy in any market. However, I live in Chicagoland, so those markets are closer to me.

      I would imagine using DSCR and Hard money for funding so they dont weigh so heavily on my employment.

      With that being said, what do you think? I can put full time hours into this now.

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  • Lipa F.
    Investor · Member since 2024 · 79 posts · 32 votes
    1mo

    Honestly, I think flipping is too risky to rely on as your primary income source in the beginning.

    Flipping can be a great way to build capital, but even if you’re well educated, you’re going to make mistakes—especially when you feel pressure to find a deal because you need the money to live. That’s when people start forcing deals that they normally wouldn’t buy.

    If I were in your position, I'd keep a part-time job or some other source of income and build the flipping business on the side. Use flipping to grow your capital, and BRRRR some of the better properties when it makes sense.

    Once you have enough experience, reserves, and a track record of successful deals, then you can consider making it your primary income. I just wouldn’t put that pressure on yourself from day one.

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  • Jules Aton
    MD/DC · Member since 2024 · 1k+ posts · 1k+ votes
    1mo

    So full time flipping in my opinion, especially in this climate and without a trust fund is difficult to establish unless one is already in the trades or RE industry. Having insider knowledge, contacts and the ability to swing a hammer can go a long way.

    Something to consider is why you are ok with sitting out on a year’s worth of income. The folks I know who went from zero to 60 in any field were hungry, motivated and worked a ton of hours over the course of decades. I would consider getting and keeping a full time job while you add to your holdings. 

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    • Nicholas A.
      OP
      Buffalo Grove, IL · Member since 2017 · 54 posts · 39 votes
      1mo

      I really am not okay with it, but people have told me it takes a while to realize income, and a flip itself takes time, so this is under the supposition that results would take a while to come, while also putting in full time hours, which you cant do if you have another 40 hour a week job. Of course I would hustle and make things happen as fast as they can.

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    • Jules Aton
      MD/DC · Member since 2024 · 1k+ posts · 1k+ votes
      1mo

      What exactly will you be doing for 40-50h week? Unless you are going to be actively working on the job site I’m not sure what would take up so much time that you can’t also work early on. I generally only did one rehab while self managing a few LTRs but it didn’t interfere with my ability to work full time + hours at my W2. Other than my live in rehabs where they couldn’t avoid my “help” I’m doubtful my contractors would have wanted me underfoot all day.

      You have a nice little nest egg to realistically start 1-2 solid projects but the money won’t go far if you are also using it for living expenses. Hard money is expensive and may be difficult to secure. In consideration of loss of wages, employer benefits and matching tax deferred contributions. you stand to lose a chunk of change by not working while you are investing in the beginning. Just want to ensure you have considered all angles. Best wishes with whatever you decide.

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    • Nicholas A.
      OP
      Buffalo Grove, IL · Member since 2017 · 54 posts · 39 votes
      1mo

      I wont be using it for living expenses. I have unemployment insurance and 15k or so to use that will last me 8.5 months. After that my 100-150k nest egg will be used. but until then it wont. id imagine id spend 40-50 horus a week in the mean time trying to drum up deals and marketing myself. thats mostly how deal flow comes in and what i would need to start, right?

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  • Michael Eskenasy
    Investor · Pacific Northwest · Member since 2026 · 538 posts · 312 votes
    1mo

    The part I’d pressure-test isn’t “is flipping still possible?” It is whether you can keep your personal runway separate from your deal capital long enough to learn without forcing a bad acquisition.

    With $100–150k saved and roughly $60k/year of personal burn, I would not model that whole balance as investable cash. Your first deals need enough margin to survive a rehab miss, longer hold, financing cost, or softer exit without suddenly becoming responsible for paying your mortgage and replacing your salary at the same time.

    I’d work backward instead: define the exact buy box, conservative rehab/holding assumptions, minimum margin after everything, and a BRRRR fallback that still works if the flip exit disappoints. Then look at actual inventory and see how frequently those deals exist in the markets you’re considering.

    That’s how our system looks at it: don’t decide to become a full-time flipper and then hunt for deals. Let the deal flow prove there’s a business before the business has to support you.

    Feel free to connect if you want to compare the numbers on the markets you’re considering.

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    • Nicholas A.
      OP
      Buffalo Grove, IL · Member since 2017 · 54 posts · 39 votes
      1mo

      Makes sense. In that case, since I dont have any deal flow, its not a good idea to become a flipper yet.

      The only way I'd be able to tell is if I started doing this part time and then I see potential for it to become full time, is kind of what I am gathering here.

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