All Forum Posts by: Robert Rayford

In the first 24 months of starting my R.E Investment Company I was able to purchase, rehab, flip or hold a total of 17 properties all self-funded. It has been an interesting journey to say the least. I started like most new investors except the fact that I am a General Contractor and have been remodeling properties for others investors for 30yrs.  I rolled the dice and bought as many properties as I could buy through cash, cash w/carry backs, seller floats, mortgage wraps and leveraging deals. I boarded up the properties in the slower markets, I started rehabs on properties as each market dictated a good return. Sometimes I would flip a new purchase right away if the market was right, thus leaping over a property bought prior in the year. I studied past and present projections, I now understand the timeline of the market rise from the West Coast to the Southeast. Oh, I should mention that I flip homes in Las Vegas NV, Jacksonville FL, Tallahassee FL, Jackson Mississippi, Louisiana and in the Bay Area California. This year's goal is one flip a month and with a 3yr plan of 5 flips per month it has become evident that a lending partner is needed to achieve this. Self-funding projects can only take you so far. Who knew that a $18k first investment would produce a volume of 7 figures in 2 yrs. I am currently looking for a Lender, PML or Funding Partner that has a asset based product or asset based program that lends to a LLC. If you are interested in great returns for your money or would like to team up with a fast growing R.E Investment Company please send me a PM. I have constantly been able to bring in 35-120% returns on flips. If you have the desire to get in the business but don't know how or where to start, this could be perfect for you. I love teaching people about the pro's and con's of rehabbing, like where to put the funds, items to avoid and how to walk a property. After rehabbing and remodeling multi-million dollar properties in the Bay Area in California , which is actually boring to me, I find it more rewarding to flip in the lower markets. Guru's charge $30k for a text book program put that into a tangible item like real estate with a experienced flipper and learn hands on. 

If you would like to get in as passive or hands on P.M me for details.

@James Dickens, Central to South La. I have issues with buying properties in Louisiana. The problem that I constantly run into is trying to close while in California. The La. Title Companies will not except California's notary stamps on attachments, only on the original document and California won't notarize Louisiana Docs because of the wording. I have to travel to my Nevada office to sign for properties bought in La, this slows everything down and I have loss great properties because of this.

@Yuriy Tymoshenko, The flooring is called Flint Creek Oak wood flooring $2.09sft installed myself. The all solid maple wood cabinets were $2100 installed myself and the granite counter tops were $281 for the 26"x 96" slab and the island slab was $487. Installation of the granite was $800.  I have noticed that the materials are a lot higher in Tallahassee especially the granite. I actually truck in my materials from California on my flips in Tallahassee, Jacksonville and Mississippi. 

"offer"

@David Edge, I will take you up on your of of reference. I need a eviction attorney.  Also send me any deals that you have.

@Jeff Hunter, I personally keep a tight grip "micro manage" the crews. The quality of work varies from crew to crew and locations. So to insure my products maintain the quality I demand, I send one of my lead crew members or myself to the rehab sites. 

@Jeff Hunter, Here's a few pics of a recent rehab. 

@Siye Baker, I use all 3 plus other pipelines. I remember starting out I had to search for the deals. Now I get over 100 or so properties sent to me every day or so. I still spend about 3-5hrs a day searching and getting to know my markets.