All Forum Posts by: Kimberlee Fleury

Congratulations on your purchase. I agree with Mr. Damon Walker, some foundation issues can be common in this area. 

Over the past weeks I've showed clients several duplex's in the area you have purchased in, I wonder if I have toured it?   

I also recently purchased a duplex myself a bit north from your purchase.  I think the area has such growth and so much need for housing that this will be a good investment.

Best wishes, 

Real Estate Agent in Texas (lic# 761505)

HI - as an owner of a flooring business, a Realtor and owner of a duplex, one suggestion would be to consider carpet in the upstairs areas with a thick sound reducing padding.  It's usually is a good value.  We get several inquiries from small multifamily unit owners regarding noise and this could help mitigate it.  Also to consider, when installing carpet, the baseboards do not need to be addressed.  When installing LVP, baseboards will often need to be removed and re-installed or replaced if not in good condition.  Or they can be left in place with a quarter-round trim installed.  All of this adds labor costs and possible additional material costs.   If considering the hardwood refinishing, it would depend on what the local the hardwood refinishing contractors charge per sq/ft in your area.  They could tell you if you have enough hardwood left for another sanding and if you need repairs/board replacements.  Get a bid and compare carpet vs hardwood refinishing for your area.

If you do consider LVP on the stairs, make sure they get glued down instead of the loose-lay install for safety and stability.  

Overall, LVP will most likely be the larger investment.  The labor to prep and install is the same, so I suggest picking decent quality LVP vs. the cheapest you can find.     

Good luck with your project. 

Hi, congratulations on all you've accomplished so far.

Do you have time with a full time job to take on an under 50k big project that needs a 'lot of love'?  Would the carrying costs added to the time and materials needed to rehab still meet your cash flow goals?   Also consider that some areas of the US are experiencing delays in getting building materials due to COVID.  The surge in homeowners, investors, builders working on homes has left the trades people and their suppliers very busy.  If the numbers work for you, maybe consider getting something needing less work to start.  

Those under 50k houses are tempting!  The people that do it right tend to have systems and team in place.  

Best wishes and good luck. 

Hello, we own a flooring store and I would suggest refinishing the hardwood.  Yes, the vinyl plank can be floated and creates a durable waterproof surface but the challenge could be creating an area that traps moisture.  By the time it is discovered the existing hardwood could have warping or cupping.  I am not familiar with the weather in your area, but it's something to consider.  It is common for our crew to remove and baseboards for new vinyl plank floor projects - an added labor cost.  Sometimes the baseboards don't remove easily, requiring new painted base.  Some people will add quarter-round trim to existing baseboards instead of removing, again adding material and labor costs.  Refinishing hardwood does not require baseboards to be removed. 

A good hardwood floor crew can also repair floor by adding a few boards before refinishing.  

Good luck, I'm sure it will look great when completed. 

Am I reading this correctly... paying the subs extra by becoming a silent investor to get priority treatment? -  A side bonus?  Would the silent investor strategy involve controlling their schedules for this priority treatment?  i.e. making them like employees?  To keep their independent contractor status, the trades people do need to work for others - at least occasionally.  

I'll be curious to read more about this. 

Hi - We own a flooring retail store.  If you were renting it out, I would suggest LVP.  For selling, if the neighborhood comps support hardwood do it for resale.  There are some great values out there for engineered hardwood.  If you have subfloor the wood can be nailed/stapled down for the best installation value.