All Forum Posts by: Thomas Lorini

Hi there! Looks like we share some similar paths—I'm based in Orange County, where I help local clients with flips and small multifamily properties. I also invest in apartment buildings out in Cleveland, Ohio ...doing BRRRs buying in the 50k-60k per door range with ARV in the 80k-90k.

SoCal is definitely a unique market—especially parts of Orange County, which I believe are somewhat insulated from the broader economic factors affecting much of the country. I noticed you're in Ohio; I invest heavily there as well, so I’m familiar with that market. But here in SoCal, it’s a different dynamic.

There’s a lot more wealth flowing through this region—from tech professionals, international buyers, and people in the entertainment industry. Everyone wants to live here, and with limited land and very few new builds, especially in OC and LA, inventory is tight.

That creates real opportunity for flippers. You can take a standard 4-bed, 3-bath single-family home from the late ’60s, update it, and resell it at a premium—still priced below new construction, but highly appealing to buyers who want location, style, and convenience.

For those watching LA and Orange County: yes, prices have softened in places, but deals are still happening — especially for flippers and small multifamily buyers.

I recently helped a client get into a duplex in Anaheim, and we’re currently analyzing a few more in South LA.

I'm also in the process of listing a flip for a client of mine in the North Tustin area, should go live in the next few weeks. 

The key? Knowing the zoning, renovation costs, and investor-friendly financing options.

For those considering flipping, there is a decent spread in the 1.3M-1.5M purchase price with an exit in the 2.2m-2.4M as most buyers are looking to purchase a turnkey home that feels like new. Most SFH were built decades ago and show their age, with the right team you can execute and turn in a tidy profit.

If you're buying, flipping, or holding in SoCal and want to compare notes — let’s connect!

Thomas

@Caleb Brown so true! The commercial plumbers secretary was saying it takes weeks sometimes to get the city out for jobs. I don't even want to think what would have happened if the building had no water for weeks🤯

Wednesday morning, I got the kind of call every landlord dreads — our contractor broke a pipe under the kitchen sink during some routine work. No shut-off valve in the unit (of course), so water starts spilling fast.

Contractor rushes to shut off the main valve for the entire 40-unit building… and just like that, no one in the building has water.

We call in a commercial plumber, who shows up a few hours later, opens the valve box, and drops the bomb:

“The 4-inch main shut-off is completely rusted and leaking. It has to be replaced.”

This isn’t a part you find at your local supply store — it had to be specially ordered. So now it’s Wednesday night, and the entire building is without water. We personally delivered a case of bottled water to each of the 40 units to help tide them over.

Thursday, the plumber confirms he found the part — but it won’t arrive until end of day. Estimated repair cost? $11,000. 💸

I greenlight the repair.

Come Friday morning, the plumbers show up ready to go, but they need the city to shut off water at the street.

Surprise: the city had paved over the shut-off access point during a prior project.

So now a city crew has to come out and dig 6 feet deep just to reach the line.

Fast-forward to late Friday… job’s done, water is finally back on, tenants are relieved — and I’m out 11 grand.

👉 Lessons learned:

• Always verify if individual unit shut-offs exist when buying a building

• Set aside reserves for unexpected infrastructure surprises

• Delivering water and communicating quickly with tenants goes a long way during chaos

Landlord life isn't always fun - be ready.

Two of my clients

locked in solid house hacks:
– A duplex in Anaheim, CA
– A triplex in Los Angeles with a commercial unit and a section 8 tenant.

Even in a high-cost market like Southern California, FHA and VA loans are allowing buyers to jump in, reduce their housing costs, and build equity.

If you’re a newer investor or trying to live for free, house hacking 2–4 units is still a smart entry point here.

Any other SoCal house hackers here? 

Would love to hear how your deals are performing.

Thomas

Hey everyone!

Just reactivated my BP business account and plan to post more consistently. I’m a licensed Realtor and full-time investor working flips and small multis in Los Angeles and Orange County — helping other investors find, underwrite, and execute.

Recent deals:

🏡 Triplex + Duplex — both house hacks for clients
🔨 Off-market flip in North Tustin with strong resale upside
📈 Analyzing a few 2–4 unit properties in South LA and Whittier

If you're:
– Looking to flip in Southern California
– Hoping to house hack or invest in 2–4 units
– Want boots on the ground who know investor math

Let’s connect!

Happy to collaborate or help you find your next deal.

Thomas

Hey BP fam,

I’ve been seeing some really promising pockets in both Los Angeles and Orange County where flips are still penciling out in 2025 — yes, even with today's higher rates and buyer selectiveness.

What’s working:
✅ Older homes in original condition in up-and-coming neighborhoods
✅ Sellers more open to creative deals
✅ Cosmetic flips (where you're not moving walls or redoing plumbing) are getting decent ROI again
✅ Inventory is tighter, but that’s keeping values in check — especially with strong exit pricing in places like South LA, Garden Grove, Norwalk, Anaheim, Tustin and Lake Forest. 

If you're actively flipping or thinking about getting in, happy to trade notes on deal flow, numbers, and resale comps.

I’m based in Irvine and have a couple flips I will be listing coming up in North Tustin. 

Always down to connect with fellow flippers or investors!

Thomas

@Chris Tarin Great to meet you here! I’m based in OC and currently working on flips throughout the area—one is hitting the market in North Tustin in a few weeks. Would love to set up a time to chat!

Hey BiggerPockets community!

My name is Thomas Lorini, and I’m excited to reconnect with fellow investors here after being away from the platform for a few years.

I’m a full-time real estate investor and the CEO of a private investment firm focused on U.S. multifamily. Our portfolio has grown significantly, with an expanding presence in markets like Ohio and the Midwest.

Originally from Toronto and now based in Southern California 🇨🇦➡️🇺🇸.

My team and I support investora from Canada through every step - from deal structuring and financing to taxation and asset protection.

I’m passionate about simplifying the process and removing the fear and confusion that often surrounds cross-border investing.

Looking forward to learning, contributing, and connecting with like-minded investors - especially those focused on value-add multifamily and helping others create generational wealth.

Let’s connect!

—

Thomas Lorini