All Forum Posts by: Joe Daniel

Great post, Ollie. I occasionally come across investors and property owners who deal with notes, so it’s great to see a solid buyer active in this space. Would be nice to connect and learn more about your process.

Hi Daria, that’s awesome — congrats on starting early! 👏

I come across some sellers in Texas from time to time who consider creative terms like seller financing. I’ll keep you in mind if I come across anything that fits what you’re looking for.

That’s great, Ziad! Always good to see local investors working in the San Diego area. I’d be interested in staying in touch and seeing what kind of properties you come across.

Hey Zane, sounds like you’re really focused on matching sellers with serious buyers — love that approach! I actually work with verified investor and buyer data that might align with your deals. Would love to connect and see if I can support what you’re doing.

Sounds like a great opportunity! I regularly connect with investors and buyers active in the Port Charlotte area — would be great to network and see if there’s a fit.

Hey Nate, I come across some solid off-market opportunities in Cook County from time to time.

If you’re open to connecting, I can keep you in the loop when something fits your buy box.

Hey Jason, that’s a great attitude — learning by doing is the best way to start. I work with several investors and rehab teams across Ohio who are always open to connecting with motivated people like you. I can check if anyone in Dayton is open to mentoring or letting you shadow them. DM me and I’ll see what I can line up for you.

Hey Vignesh, sorry to hear about the tenant issue. I actually know a few reliable contractors in the Pittsburgh area who do affordable make-ready work. If you’d like, I can share their contact info or connect you privately.

Quote from @Ken M.:

One of the most often asked questions is how to get started in flipping. Here is how I determine if I’m going to keep a flip as a “Buy & Hold” or Sell it to an end buyer. Since it’s actually a little complicated, I’ll do it in steps. There are many variables but here is one sample.

You make your money when you buy.

The simplest start is to do a search for the Average Price for homes in your chosen area. Let’s look at Indianapolis IN; https://www.redfin.com/city/9170/IN/Indianapolis/housing-market for a median price of $250K That's the range you want to start out in, as a beginner.

Then we assume 35% of ARV (After Repair Value) to do the rehab, holding costs, sales costs and profit. Why 35%? Because we have to start somewhere and that satisfies most flippers on under $300,000 houses. So, we have to buy at 65% of value. The obvious question is "How do I buy for 65% on the dollar"? There is info on that.

So, the initial numbers look something like this: $235,000 ARV, Here is a house for our example

It usually takes a beginner 6 months from buying the house, rehabbing, selling & closing to getting your money.

SELL: It assumes you are putting 20% down on a purchase price that is 65% of what you will sell it for with a Net Profit of $22,981 if you flip & sell

RENT: Your monthly mortgage cost is $1,302 and Rentometer says it should rent for $1,500 - a $200 a month difference. Keep in mind you put $30,550 cash in as a down payment. You get that back if you sell, but if you keep it as a rental it takes 153 months or 5 years to break even on your down payment alone.

https://www.redfin.com/IN/Indianapolis/1515-E-Kessler-Blvd-Dr-46220/home/66981054

ARV / Sell Price	$235,000
We Calculate All Costs
Purchase Price	$152,750	65%
Closing Costs	$2,000
Rehab	$30,000
6 Months Carrying Costs	$9,114
Real Estate Selling Costs	$14,100	6%
Other	$0
Other	$0
Total Rehab Costs	$207,964
Now We Calculate Profit
ARV / Sell Price	$235,000
Total Rehab Costs	$207,964
Gross Profit	$27,036
IRS Tax	$4,055	15%
Net Profit	$22,981
Per month profit	$3,830	6
Loan Down Payment	$30,550	20%
Loan Amount	$122,200	80%
Loan Cost per rmonth
Principal & Interest	$813	7%
Prop Taxes	$321
Insurance	$168
HOA Fees	$0
Monthly Payment Costs	$1,302
Monthly Payment 1	$1,302
Monthly Payment 2	$1,302
Monthly Payment 3	$1,302
Monthly Payment 4	$1,302
Monthly Payment 5	$1,302
Monthly Payment 6	$1,302
Utilities for 6 months	$1,302
Total for 6 Months	$9,114

Excellent post, Ken. I’ve been seeing similar margins in a few markets I work with — the 65% rule really keeps deals safe even when rehab costs fluctuate. Love how you laid it out so simply; this is the kind of clarity beginners need.

Hi Steven,

Great to see a local group actively investing in the Pinellas County market! Off-market properties in areas like Clearwater and Gulfport have huge potential right now. Many investors I work with find success by focusing on motivated seller and probate opportunities before they hit the MLS. If you're open to connecting, I'd be happy to share a few insights on how to uncover more of these deals efficiently.