All Forum Posts by: JonPaul Kessinger

As a new investor undertaking my first BRRRR project, I'm seeking advice on raising the appraisal value of a property without overspending on improvements that only enhance perceived value. I've encountered conflicting advice regarding strategies like painting, landscaping, and kitchen upgrades. I would greatly appreciate your insights on where to allocate my capital wisely. If sharing pictures of the property aids in your evaluation, please let me know.

Question: How can I strategically increase the appraisal value of my property while avoiding unnecessary expenses that solely impact perceived value? I want to make smart, cost-effective investments that yield the highest return on my capital. What recommendations do you have? I have to gut the kitchen and one bathroom so should I go higher end or just average? Should I spend a lot on Landscaping and painting the inside and outside of the house to increase the appraisal? The house is in a B neighborhood and there are not many comps close by (within 10 miles).

Thank you for your support and insights. I look forward to the responses and engaging discussions to come.

Best regards, 

JonPaul Kessinger 

I live near Beckley WV and I really like BesTitle they have offices in Charleston and Beckley. Great people and easy to work with

 I have lived in WV for most of my life. I  have lived near Morgantown and Fairmont and now live near Huntington and Charleston. We don't have a lot of new builds in the state. Most of our houses were built In the 1900s. Most of them are built well, but things will eventually go wrong with anything that old. I wouldn't let their age of them deter you though, WV real estate is a lot cheaper to purchase and easier to get cash flow. If you have any questions feel free to message me! I have lived and traveled all over that state.

 I have got one on the roof. My uncle who owns a roofing company is cutting me a deal on the labor and my brother works at 84 lumber so I'm getting a deal on materials. His rough estimate is 7K for a metal roof. Thankfully the roof hasn't been leaking for too long and isn't drooping anywhere. The cabinets in the kitchen need to be painted but other than that are in good shape, need appliances, floor, and paint on the walls. The drywall in the bathroom is in good shape but needs a new shower, toilet, and vanity. 

@Andrew Postell @Greg R. I also want you guys to know that I appreciate both of your honesty, I come to this website to get good advice, not to hear what I think I want to hear.

 I guess my question is as I'm contracting the bigger things out and doing the smaller ones myself is there a rule of thumb for the order of fixing things? My understanding is work from the top down, so ceiling walls and then floors. Or when is the best time to put HVAC in the house or does it matter? It's a 1500 SQFT house and the partly finished basement" has some wood paneling on the walls and lament flooring." the basement is another 1500 SQFT. (I live in southern WV and that's why the prices are cheaper.

 Thank you guys for the advice, I may have miscommunicated what I was planning. I will definitely have contractors do the major project like roof and mold removal. I have family that owns a roofing company and a close friend who is an electrician. I was planning on painting, drywall work, flooring, and other minor things myself. I was wanting to hire other contractors for the bigger jobs that are out of my wheelhouse. The house is posted at 33k, I was thinking about offering 25k (my realtor thinks they will take it because the family of the man who passed away owns it and wants to get rid of it.) The comps in my area for a house that size is about 85-95K. I have a 20-25K budget for rehab. I am wanting to avoid hiring a general contractor and do that part myself. 

If that doesn't change anything and you guys still agree it may be too big of a job for me I will defiently listen. I would rather "lose money" from passing on the house than really lose money by buying it and being way over my head. @Greg R. @Andrew Postell

Hey guys I am a new investor with one property. I'm looking at purchasing a distressed home and fixing it up. My W2 job driving a school bus so I have about 5 hours in the middle of my day free and want to do a lot of the rehab myself. I can do most small jobs but have never taken on a project as big as this. I know the roof needs to be replaced first, but after that, I am not sure where to start on a project this big. I'll list some of the things below that need fixed, what order would you guys tackle it in? Or does anything stand out where you think it should be fixed asap? Thank you!

     The upstairs needs paint on all the walls, new flooring, a complete bathroom remodel, ceiling has some spots of water damage, a few windows need to be replaced, and an updated kitchen.

The basement needs some waterproofing, framed-out rooms need drywall, mold needs to be cleaned (no gutters on the house and has been vacant for 2 years), spiral staircase needs replaced.

The outside has asbestos shingling (I can put siding over it in my area) Roof needs to be replaced, and the yard needs a little work.

 If you are looking for one in Southern WV send me a message, I have one that I am currently working with and really like!

I love WV (not just because I live here), it's a great place for STR, in the right area. Houses are pretty cheap and can offer good cash flow. Since our homes are not as expensive, if the market would take a downturn, your equity will not take such a hard hit. Like everywhere, definitely some areas to avoid, I would also screen tenants thoroughly if you are out of state. The Fayetteville WV area is a good starting point, our tourism has increased a ton due to it bordering the newest National Park!