All Forum Posts by: Kyle Samuel

Did you ever figure out a CRM that could take care of all this?

J Scott's book is definitely a good place to start. You will need to adjust the numbers based on where you live, but it's a good start to estimating. The amounts I pay for my contractors in CT are a lot more than other areas. I would strongly advise against using a $/sq ft until you have first hand experience with your contractors and how they bid out jobs. If you have no idea how much things will cost when walking through a potential flip, hire a GC or someone who with extensive building knowledge to walk through with you to give you an idea on costs for the first few flips. Once you get w couple under your belt, it will get easier to estimate

I would agree with basically everything Ryan Lott said, except I usually have exterior work done towards the beginning of the rehab. I think it lets the neighborhood know what's going on and creates a buzz with neighbors. I always start with windows, siding, and roofing and clean up the yard. I don't plant flowers or mulch or anything until right before the house goes on the market, but everything else exterior wise gets done almost immediately.

I buy the Defiant brand of knobs at Home Depot, they look good and are only $8-10 per knob? How cheap are you looking for?

Better rates and more options to choose from.

I paid $45/linear foot to have curtain drains installed at one of my flips.

Like the others before me posted..........3 bedroom

I never install another layer on top of existing layer of roofing. Local building code by me says we can have up to two layers of shingles and still be ok though. So if in fact, you only have 2 layers, you should be ok code compliance wise. However, inspectors love making big deals out of things and very often don't know what they are talking about I've found. I always rip the old layer off because it adds a lot more stress on the roof and I know an inspector will make a comment if there is more than 1 layer. If you do have 3 layers, then the inspector's comment is justified and you are placing a lot of extra weight on the roof. In terms of the knob and tube wiring, were you unaware that the house had this during the rehab. This is old wiring, and though it may work fine, buyers will have a difficult time obtaining a mortgage and insurance on a house that has knob and tube in it. I always rewire a house if it has knob and tube in it.

Yes. A lot of contractors, not just handymen, are very good at what they do, but VERY VERY bad at running a business. I'd say the biggest lessons I've learned all revolve around the initial purchase. I always tell people who ask this question never to be overly optimistic when deciding if the house is a good rehab. I used to come up with a rehab estimate, and if after negotiations with seller, if I couldn't make the numbers work I would start negotiating with myself on my rehab estimates to make the numbers work. "I don't REALLY need to do this" or "I can just do some of this stuff myself" or "I can probably find someone cheaper to do it". Usually whatever issues I see during my initial walk through are as bad, if not worse, than I planned on them being. Now, my rehab numbers are what they are and if the deal doesn't work, I walk away. For all the little stuff in a flip that needs to be done, there are usually a few of my subs that don't have a lot going on in their schedule. For me, I always end up using my roofers for all demo work and little odd jobs. Eventually you will find a reliable person for things like this and it will make your life much easier

@Jason M. I have the same issue. I can't open any posts on my phone since the update