Architect Getting Into Fix & Flips in Atlanta, GA

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Architect Getting Into Fix & Flips in Atlanta, GA

Kenneth Gray
Architect · Atlanta, GA · Member since 2026 · 11 posts · 4 votes

Hi BP! I’m Kenneth from the metro Atlanta area. I’ve spent 13 years in architecture, and I’m finally putting that experience into my own deals, starting with fix-and-flips.

What I’m looking for: Single-family homes around $100K-$200K in Fulton County and the City of South Fulton, financed with hard money.

What I bring: I can draw floor plans (permit ready full drawing set), reconfigure layouts while considering plumbing and structural impact, and pick finishes myself, so I’m comfortable taking on houses with awkward layouts that other buyers pass on.

What I’d love help with:

  • Recommendations for hard money lenders that work in metro Atlanta

  • Reliable GCs or subs in South Fulton

  • Wholesalers or agents sending off-market deals in this area

I’m glad to be here and looking forward to learning from everyone. Feel free to connect!

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  • Judith Chime
    Virtual Assistant · Member since 2026 · 32 posts · 8 votes
    3d

    Welcome, Kenneth Your architecture background is a real edge, since you can see value in awkward layouts others skip. On hard money I work with Adrean Johnson at NextDeal Capital. She funds Atlanta flips up to 75% of ARV and up to 100% of rehab on most loans, and can close quickly once docs are in. It helps to get pre-qualified before you make offers so you can move fast

    Have you found your first property yet?

    Happy to connect.

    0Reply
    • Kenneth Gray
      OP
      Architect · Atlanta, GA · Member since 2026 · 11 posts · 4 votes
      49m

      Hi Judith, thanks for hard money lender information. I've mostly been seeing up to 70% of ARV, so 75% sounds great. I haven't found my first property yet, but I will definitely get pre-qualified per your recommendation when I do. Thanks for connecting!

      0Reply
  • Mayo GilfurtPro Member
    Real Estate Consultant · Connecticut Ct · Member since 2026 · 166 posts · 35 votes
    3d

    Hi Kenneth, welcome to BiggerPockets! I'm Mayo with Gilfurt Capital. We specialize in commercial and business-purpose real estate financing, including fix-and-flip loans, hard money, bridge financing, DSCR loans, acquisition financing, and ground-up construction.

    I'd be happy to discuss financing options for your upcoming investment projects in Atlanta. Feel free to send me a direct message so we can connect.

    Mayo Gilfurt | Gilfurt Capital

    0Reply
    • Kenneth Gray
      OP
      Architect · Atlanta, GA · Member since 2026 · 11 posts · 4 votes
      42m

      Hi Mayo, I appreciate the introduction. Happy to connect further once I have my eye on a property. Thanks!

      0Reply
  • Nyisha Walton
    Lender · Houston, TX · Member since 2026 · 119 posts · 35 votes
    3d

    An architect doing his own flips is a real advantage, since you can see the potential in the weird-layout houses everyone else scrolls right past. One tip as you line up hard money in metro Atlanta: ask each lender upfront whether they fund rehab in draws and how fast they turn around draw inspections, because that timing matters as much as the rate once your contractor is waiting on a check. This is what I do every day, and I work with a network of lenders who fund flips around Fulton County, so if I'm not the right fit I'll connect you with someone who is. Message me your target purchase price and rehab budget on the first one and I'll point you the right way. What's your timeline for getting the first house under contract?

    0Reply
    • Kenneth Gray
      OP
      Architect · Atlanta, GA · Member since 2026 · 11 posts · 4 votes
      44m

      Hi Nyisha, thanks for the insight. In your experience, what has been the typical turnaround for draw inspections? I'm looking to get my first house under contract likely late January so I'll be sure to reach out when I do.

      0Reply
  • Bill HamptonBusiness Member
    Accredited Investment Fiduciary, AIF®, Financial Planner, Tax Strategist, Real Estate Investor · Atlanta, GA · Member since 2012 · 2k+ posts · 979 votes
    3d

    Kenneth, welcome to Bigger Pockets. Check out the Georgia Real Estate Investors Association, gareia dot com, for local networking and education. Good luck.

    404-482-3170
    Hampton Tax and Financial Services LLC4.7106 Reviews
    WebsiteView Page
    0Reply
    • Kenneth Gray
      OP
      Architect · Atlanta, GA · Member since 2026 · 11 posts · 4 votes
      41m

      Hi Bill, thanks for the recommendation. I'll be sure to check them out!

      0Reply
  • Kyle Jones
    Chicago, Cook County · Member since 2026 · 38 posts · 15 votes
    3d

    Kenneth, being able to fix awkward layouts is a real edge, but on a first flip with hard money the budget usually breaks somewhere other than the design. A few things I'd build in from the start:

    - Price every layout change by what it moves, not just the walls. Moving a kitchen or bath means moving drain lines and venting, and opening a wall can mean a beam, a header, and an engineer's letter. Those line items add up faster than finishes.

    - Budget for what's behind the walls in that price range: older wiring and panels, galvanized or cast iron pipes, clay sewer lines, and water damage under floors. Get a sewer camera and a look at the panel before you close if you can.

    - Write one line-item scope and have every GC bid against the same list. Bids written their own way can't really be compared, and the gaps turn into change orders later.

    - Check which parts of the work need permits in your county and how long they're taking. On hard money, every week of waiting is interest.

    - Tie draws to finished, photographed milestones, not dates. Your eye for detail will help a lot at those walkthroughs.

    Kyle

    0Reply
    • Kenneth Gray
      OP
      Architect · Atlanta, GA · Member since 2026 · 11 posts · 4 votes
      38m

      Hi Kyle, this is amazing insight! I appreciate you taking the time to provide me with this information, and I look forward to putting it to use in the very near future.

      0Reply
  • Ryan BakerBusiness Member
    Lender · Strongsville / Cleveland, OH · Member since 2026 · 131 posts · 33 votes
    3d

    Welcome, Kenneth. Hard money on $100-200K flips is very doable for a first-timer, since most lenders weigh the deal (purchase price, rehab budget, ARV) and your plan more than your résumé. I'd get your rehab scope and comps tight, then ask each lender how they handle points, rehab draws and whether they fund the construction costs or only the purchase.

    Happy to walk through how a first flip typically gets funded on a quick call, my direct line and email are on my profile.

    (Drafted with AI assistance.)

    [email protected]330-548-3340
    0Reply
  • Erik EstradaBusiness Member
    Lender · Member since 2022 · 6k+ posts · 1k+ votes
    2d

    Hey Kenneth,

    Happy to connect on the lending side

    [email protected]818-269-7983
    LuxePrivate Investments LLC 572 Reviews
    WebsiteView Page
    0Reply
  • Neeraj Diwan
    Lender · Stamford, CT · Member since 2026 · 52 posts · 8 votes
    2d

    @Kenneth Gray We fund fix and flips on 1 to 4 unit homes in metro Atlanta with no experience required, up to 90% of cost and 100% of rehab. When you have a Fulton or South Fulton house in view, I'm happy to do a quick funding review so you know your cash needs before you offer.

    Neeraj, J3 Creative Consulting

    0Reply
  • James Loffredo
    Lender · Dallas, TX · Member since 2024 · 23 posts · 10 votes
    2d

    Kenneth, your background definitely helps, and a private lender will take it into consideration.

    First flips get funded, but the big leverage numbers you see advertised are usually for experienced flippers. Plan to bring a down payment, the points and a few months of holding costs.

    Questions I’d ask every lender:

    • What’s the minimum loan? Many start at $100K

    • How quick can you get draws done?

    • Do you need a full appraisal or a desktop?

    • What are the points, extension fees and prepay?

    Georgia is one where a lot of lenders require an LLC, so I'd get that set up.

    Do you have the first property picked out?

    I run a boutique lender, so weigh that.

    0Reply
    • Kenneth Gray
      OP
      Architect · Atlanta, GA · Member since 2026 · 11 posts · 4 votes
      31m

      Hi James, thanks for the feedback. What would you consider realistic numbers for a new flipper? Also, I don't have my first property picked out yet, but I do have an LLC.

      0Reply
  • Robbie Garvey
    Member since 2026 · 9 posts · 1 vote
    2d

    Welcome, Kenneth. Being able to redraw awkward layouts is a real edge on flips at that price point. Once you have a first property in mind, having the purchase price, rehab scope and estimated ARV in one place makes any financing conversation much simpler. Me and my team work with investors nationwide on purchase plus rehab financing for investment properties. No hard credit pulls to start, no pressure, and a simple process. Get started here: https://lendtrack.ai/site/natural-lending-co/apply or call (702) 625-2891.

    0Reply
  • Robert Winenger
    Contractor · Atlanta, GA · Member since 2026 · 16 posts · 0 votes
    2d

    Kenneth, your architecture background should be a real advantage when evaluating properties with difficult layouts.

    I'm with ATL Home Reno here in Atlanta. We do flips, rentals, and help homeowners and investors with their homes too. You can see more on my BP profile, LinkedIn profile and our website.

    Have you already identified a property?

    First thing I would suggest is setting up a search in Zillow for the area of interest, price point, sqft, bed/bath count so you’ll have thing hit your inbox as soon as they get listed.

    I’ve used Kenneth Igwe with Baker Collins lending here in Atlanta many times. He’s not the cheapest, but you can trust his advice, consistency, draw process, etc.

    Would love to connect with you and willing to help with anything you need. We’ve done over 100 deals so have all the resources you’d ever need.

    0Reply
    • Kenneth Gray
      OP
      Architect · Atlanta, GA · Member since 2026 · 11 posts · 4 votes
      18m

      Hi Robert, thanks for the feedback and for reaching out. I see you're a contractor and that's definitely something I'd be looking for, whether it be for full service, or just Project Management services. I haven't identified a property yet, but I'd love to connect once I do. Thanks

      0Reply
  • Stephen Foster
    Member since 2026 · 28 posts · 6 votes
    2d

    Kenneth, welcome — an architect who can redraw awkward layouts is a real edge on $100–200k South Fulton flips, because a lot of leftover inventory is layout-challenged, not just cosmetic. On the hard-money side for a first flip, get three things tight before you shop lenders: a line-item rehab scope (same list for every GC bid), purchase/rehab/ARV with comps, and how much cash you can bring for down payment, points, and a few months of holding costs. Then ask every lender the same four questions: minimum loan amount, whether they fund rehab in draws and how fast inspections turn, appraisal type, and LLC requirement in Georgia. I'm a mortgage broker, and that packet is what separates a useful pre-qual from a pile of generic replies. Once you have a specific address in view, the funding conversation gets much clearer.

    – Stephen

    0Reply
    • Kenneth Gray
      OP
      Architect · Atlanta, GA · Member since 2026 · 11 posts · 4 votes
      2h

      Hi Stephen, thanks for the tips! I actually bult a software to tackle line-item scope and ARV w/ Comps, so I guess I just need to figure out how much I'm willing to bring to down payment based on the numbers. The 4 questions you listed to ask every lender is very helpful and I will definitely use them going forward. I also have my LLC setup as well. When I have a specific address, I will be sure to reach out. I'm likely looking to get started at the top of the year.

      Thanks!

      0Reply
  • Jimmy Smith
    Member since 2026 · 6 posts · 0 votes
    1d

    Hey Kenneth — Jimmy here, I fund fix & flips in Georgia: 100% of the purchase + 100% of the rehab, up to 70% of the ARV, and I can close fast once docs are in. Fulton and South Fulton are right in my wheelhouse. When you have your first house in view, DM me the purchase price, rehab budget, and ARV and I'll run the numbers for you. 629-265-9292.

    0Reply
    • Kenneth Gray
      OP
      Architect · Atlanta, GA · Member since 2026 · 11 posts · 4 votes
      1h

      Hi Jimmy, thanks for connecting. I'll be sure to reach out once I have my first house in view!

      0Reply
  • Anthony Smith
    Real Estate Agent · Detroit, MI · Member since 2016 · 115 posts · 57 votes
    1h

    Kenneth, your architecture eye is a real edge — most buyers scroll past the awkward-layout houses, and you're the one who can see the fix. Just respect the flip side of that gift: the layout change is never just the wall. Moving a kitchen means moving drains and vents; opening a room can mean a beam and an engineer's letter. Price the plumbing and structure, not the floor plan.

    On the GC piece, the thing that makes bids comparable is a written, line-item scope that every contractor prices identically. Bids written in each guy's own format can't be compared, and the gaps become change orders later — that's where first flips lose their margin. Your drawing skills make you better at producing that scope than most investors ever get.

    And on hard money, ask about the draw process before the rate: how fast inspections turn around and how draws release. On a flip, a slow draw schedule costs more than a quarter point.

    0Reply
  • Ty Burns
    Lender · Salt Lake City, UT · Member since 2013 · 151 posts · 22 votes
    22m

    Your layout skill is a real edge on those South Fulton houses, but on a first hard-money flip I'd weight draw speed over the headline ARV LTV. Ask every lender how fast inspections turn and whether rehab funds in draws or only at purchase, because a slow draw schedule costs more than a quarter point once your GC is waiting.

    You've already got the LLC and a scope/ARV tool, so the next piece is a cash number you're willing to bring for points, down payment, and a few months of hold. When you've got a specific Fulton address in view late January, feel free to message me and I'll look at how the funding would actually structure.

    0Reply
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