All Forum Posts by: Bryce Langford

Alright, now that the house is locked up and the paperwork is out of the way, it’s time to get messy. Today is all about demo prep—clearing the site, shutting off utilities, and making sure you don’t turn your flip into an expensive disaster.

🔹 Step 3 & 4: Foundation & Pest Control (If Needed)
Not every house needs foundation work, but if the floors feel like a funhouse or there are termites throwing a party, handle it now. A bad foundation can tank your deal—don’t wait until it's too late!

🔹 Step 5: Temporary Setups
Depending on the job, you might need temporary power, fencing, or even a porta-potty for workers. Trust me, nobody wants to be on a job site without a bathroom.

🔹 Step 6 & 7: Shut Off Plumbing & Electrical
Before you start swinging hammers, disconnect all plumbing, gas, and electrical. The last thing you want is a surprise flood or a shocking experience (literally).

🔹 Step 8: Demo & Cleanup – Now for the fun part!
✅ Order a dumpster—you’re gonna need it.
✅ Start demo—this means ripping out finishes (cabinets, flooring, tile, trim), not knocking down walls unless absolutely necessary.
✅ Clear the site—haul off junk, trim trees, and clean up the yard so you can actually see what you’re working with.

Get this step right, and everything else will go a lot smoother. Tomorrow, we’re talking structure—framing, roofing, and making sure your rehab doesn’t fall apart.

👉 Come back for Day 3: Building a Strong Foundation (Literally)! 🔨💪

Cosmetic only flip in North San Antonio.

Day 1: Securing the Property & Planning

If you’re getting ready to rehab a house, the first thing you need to do is lock it down and get your paperwork in order.

🔹 Step 1: Secure the House
Before anything else, slap a lockbox on the door and get some keys made. This keeps things safe and makes it easy for contractors to get in without you playing doorman all day.

🔹 Step 2: Get Your Permits
Nobody likes dealing with permits, but skipping them can mean big fines and major delays. Check what you need and get them sorted now—future you will thank you.

I know, not the most exciting part of the process, but trust me, this sets the stage for a smooth rehab. Tomorrow, we’re getting into demo prep—pulling fixtures, clearing the site, and making way for the fun stuff. See you then! 🔨💪

Hey Mayank,

Totally valid question! If you’re doing all the heavy lifting, a standard agent might not feel worth it. But an investment-focused agent brings way more to the table than just writing offers.

• Finds off-market deals you’d never see on Zillow.
• Negotiates beyond price—think seller credits, better terms, and saving you $$$.
• Spots risks & hidden costs so you don’t get burned.
• Thinks long-term—helps you buy with appreciation, rental income, and future wealth in mind.
• Has key connections to lenders, contractors, and off-market opportunities.

If you’re looking at this as an investment, the right agent doesn’t just cost you—they make you money.

Unit Breakdown:
Front and back unit: 2 bedrooms/1 bath     RENT: $900/ $1000
Middle unit: 1 bedroom/1 bath                     RENT: $550
other middle unit: studio apartment           RENT: $550

Year build: 1960
Lot Size: .14
Sq Ft: 2040
Zoning: MULTIFAMILY RESIDENCE

PP: 199,900
REHAB: New paint and floating in vacant unit.
ARV: $285,000

Only one of the 2 bed units is vacant. currently bringing in $2,000 a month even with the empty unit!

Awesome feedback Andy! I agree! 

HMMLs have been stepping stones for many successful flippers as well. Understanding the terms, qualifications, and overall structure is crucial—after all, a loan is a loan, and knowing how to leverage it properly makes all the difference.

As for Zillow, IMO, one should never use it for ARV. Zillow's estimates rely on automated algorithms that often fail to account for property condition, specific neighborhood trends, and real-time market shifts. They don't factor in the quality of renovations or unique property features, which are critical when determining a true ARV. Instead, relying on recent comparable sales (comps) from MLS, local realtors, or an appraiser will give a far more accurate picture of a property's post-rehab value.

Any Advice you wish you knew when you started? 

Are you working with actually licensed Agents? I recommend finding ones who are licensed, experienced in house flipping themselves, don't allow JVs,  and are actually selling to end buyers instead of other wholesalers. 

There is a huge problem with unlicensed wholesalers and Joint Ventures here in San Antonio. Work with Investor friendly Real Estate Agents who are held to the TREC standards. 

Jumping into your first house flip? Here are five crucial tips to help you stay profitable and avoid costly mistakes:

1. Buy Smart, Not Just Cheap – In today’s market, finding deep discounts is tough, but focusing on properties with value-add potential is key. Look for homes where strategic renovations will create the biggest equity boost.
2. Leverage Hard Money Loans (HML) – Don’t let lack of capital hold you back. Hard money loans can help fund your purchase and rehab costs, allowing you to scale faster. Just be sure to factor in interest rates and fees when running your numbers.
3. Know Your Numbers – Accurately estimate rehab costs, holding costs, and selling expenses. A miscalculation can eat up your profits fast.
4. Speed is Key – The longer you hold the property, the more you pay in interest, taxes, and utilities. Have a solid rehab plan and execution strategy.
5. Expect the Unexpected – Always have a contingency fund (10-15% of your budget) for those surprise repairs.

Flipping can be a game-changer if done right. Have you used HML for your flips? Share your experiences in the comments.
 

If you'd like help understanding your REI potential lets connect!

I completely agree with AJ above. It sounds to me that you may need to get connected with a new HML. I am a Licensed real estate agent here in San Antonio and could recommend a few here. A hard money lender typically will go from one loan, to three, then three plus depending on quality of the flips and your liquidity.

Welcome to BP!