All Forum Posts by: Michael Dumler

@Connor Castillo, Taylor Trupia is excellent—especially when it comes to working with first-time homebuyers. I’ll shoot you a message to connect you.

@Connor Castillo, Taylor Trupia is excellent—especially when it comes to working with first-time homebuyers. I’ll shoot you a message to connect you.

@James Cunningham, as others have pointed out, with your construction background and experience completing rehabs for other investors, you’re already 90% ahead of most people looking to break into the fix-and-flip space.

From my perspective, the two biggest things that separate successful flippers from the rest are: (1) knowing your market religiously—especially when it comes to accurately estimating ARV—and (2) having a solid undertaing of financing options, particularly short-term and hard money loans. If you go that route (which most do, since parking 100% of your own capital into a deal isn't always feasible), make sure you fully understand the terms. I've heard numerous stories from investors who had great deals on paper but got burned because they didn't fully understand their loan structure.

In terms of something actionable you can do right now—I’d highly recommend checking out GAREIA. They host regular fix-and-flip meetups, and it’s a great way to build your network and stay close to what’s happening locally. I don’t know you personally, but based on your background, I get the feeling that once you complete your first flip solo, the momentum will start to build. Prove me right!

@Kenny Zheng, if you're currently renting and don't yet own a primary residence, have you considered house hacking your first deal instead of pursuing a single-family long-term rental? Atlanta is a competitive investment market, and given current interest rates and market conditions, it's extremely difficult to source cash-flowing SFRs unless you're buying distressed or targeting C/D-class neighborhoods. You may want to consider pivoting your strategy based on your goals and risk tolerance.

@Felipe Rivera, I hate to be that guy—but having to finance major capital expenditures on a long-term rental is usually a sign that there weren't sufficient reserves in place at the start. I understand that some of these costs were unexpected, but it does sound like one of those classic scenarios where the priority was getting into a deal, rather than ensuring you were fully capitalized to handle what might come up—and that's the key lesson here.

While I'm not deeply involved in tertiary markets like Macon, unfortunately, based on what I'm seeing across metro Atlanta right now, I wouldn't be surprised if selling at a loss becomes part of the conversation—especially in this market environment.

At this point, if the property continues to be more of a financial and mental drain than a long-term asset, it's worth stepping away, learning from the experience, and re-entering the market when you're in a stronger position. 

@Kelly Asmus, You're operating a PadSplit in an HOA community—curious what the covenants say about that. I've seen HOAs push back on room rentals in the past, so I'd be interested to hear how yours addresses it—especially with separate tenants involved. Or perhaps it's one of those situations where you're walking a fine line?

@Alex Quinlan, I'd highly recommend reading "Real Estate by the Numbers" by J Scott and Dave Meyer—90% of your underwriting questions will likely be answered there. Moreover, it provides a clear framework for determining whether a deal truly aligns with your financial goals and risk tolerance.

And as others have mentioned, house hacking is one of the most risk-averse and effective ways to enter the real estate space, especially for your first deal. In the meantime, focus on positioning yourself well—secure a W-2 job after graduation and commit to saving aggressively. Everyone talks about financial freedom through real estate, but the reality is: you need capital to get there.

@Allison Foulks, Small multifamily BRRRR deals are increasingly difficult to find in the current metro Atlanta market. Depending on how specific your criteria are, pursuing off-market or direct-to-seller opportunities may be necessary to secure a deal that makes financial sense.

Are you focusing on any particular submarkets within metro Atlanta? And are you currently looking at off-market opportunities, or primarily analyzing properties listed on the MLS?

@Preston Itaro, Do you have a particular investment strategy you're planning to focus on? From what I've observed, attempting to pursue multiple strategies simultaneously tends to slow things down. Getting clear on one approach early usually leads to better momentum and more intentional decision-making—especially in a market like Atlanta.

For what it's worth, I also recommend "Real Estate by the Numbers" by J. Scott and Dave Meyer to "newer" investors. It's a solid resource for building a strong foundation in personal finance and deal analysis—both are key when you're starting to build your portfolio.

@Sebastian Robles, if you had the risk tolerance to dabble in options trading, then real estate—while it comes with its own set of risks—should feel relatively secure in comparison.

You've done a great job outlining your plan—it's clear you've put real thought into each step. That said, I'll offer a quick reality check: it's exceptionally tough to find house hack deals in metro Atlanta that cash flow, especially if you intend FHA financing with 3.5% down. Even finding a house hack deal that breaks even can be a challenge unless you're buying creatively—off-market, below-market value, or implementing a more aggressive strategy like rent-by-the-room.

That said, since your goal is 2026, the landscape could look different by then. Market dynamics shift, and new opportunities could emerge depending on rates, inventory, and investor activity—though of course, that's speculative. Still, if you're renting in the meantime (paying someone else's mortgage), even a house hack that doesn't cash flow but significantly offsets your living expenses is worth considering.

One recommendation: before diving deep into taxes and exit strategies, I'd focus on really honing your deal analysis skills. "Real Estate by the Numbers" by J. Scott and Dave Meyer is a great resource to get grounded in.

Happy to connect and chat to discuss further.