Between the rate environment, the on-shoring wave, and the AI/data-center buildout, the people who understand what’s actually happening beneath the surface are going to be positioned very well over the next few years.

And the stress is beginning to surface.

The opportunity: Tighten operations around three levers—Cost, Time, and Revenue—while de-risking each flip with disciplined underwriting and execution.1) Cost: Tame Labor & Materials Without Gutting QualityValue-engineer the scopePrioritize visible ROI items: paint, flooring, lighting, curb appeal, kitchens/baths (surface updates > layout changes).Replace, don’t relocate: keep plumbing and electrical in place when possible.Use finish tiers (Economy / Mid / Premium) per neighborhood comp set; avoid over-improvement.Lock pricing earlyGet three-bid packages per trade with identical scopes, photos, and SKUs.Negotiate 30–60 day price locks on materials; ask for bulk-buy or “contractor pack” discounts.Use allowances (e.g., $2.50/sf flooring) with pre-approved SKU lists to control change orders.Build a dependable labor benchMaintain a preferred-vendor roster (primary + backup) for each trade.Offer fast pay terms (e.g., net-7 on verified milestones) in exchange for pricing and priority.Test small jobs first; promote trades to your A-list only after on-time, on-budget performance twice.Standardize to reduce wasteCreate repeatable finish schedules (same trim profile, faucet line, paint palette) so crews work faster and leftovers are reusable.Pre-kit jobs: one delivery per room (box includes all hardware, fixtures, and consumables).Contracting disciplineUse fixed-scope, milestone-based contracts with:Progress draws tied to inspections/photosNo deposit or minimal mobilizationLien waivers at each drawDaily liquidated damages for missed deadlines (after grace period)Written change order policy with price + time impact before work proceeds2) Time: Move Faster to Reduce Carry and RiskFront-load planningWalk the property with all key trades before closing; finalize scope, bids, and schedule ahead of day 1.Pull permits early; choose scopes that avoid structural or major MEP reroutes when timelines matter.Sequencing & overlapSchedule parallel workstreams (e.g., exterior/landscaping while interior demo proceeds).Use a Gantt chart (even a simple spreadsheet) to track trade start/finish, dependencies, and buffers.Daily control15-minute stand-up with GC or project lead each morning (photos + punch list).Two inspections/week: one quality, one progress vs. schedule.Keep critical spares on hand (breakers, valves, GFCIs, common trim, extra boxes of flooring).Tech + templatesSimple tools (Google Drive + shared photo folders, or apps like Buildertrend/Jobber) for scope sheets, punch lists, and photo proof.Use QR codes in rooms linking to the finish schedule for fewer “what goes here?”

THEN I will follow up by building off of that box and wrapping the room in outlets using surface mount metal conduit. 

-The most common miscalculation I see is when someone buys a cheap “BRRRR” property, throws a quick surface-level rehab on it, and then celebrates because they got a great appraisal.

Hey Micah,The deal looks solid on the surface, 8.36% cap on a stabilized asset with a decent tenant mix and upside from the billboard is a good start.

I havent heard of one in WI that requires more frequent pumping. yes no disposal, and advisable to have a filter on the washing machine discharge as well, and good idea to have them drop enzyme tabs monthly as well, but in all honesty, a good working system will work  20-40 years (average life expectancy) or longer with out any issues. around here a 3 bedroom system replacement (tank and drain field) runs around $5-$6K but a mound with clay soil can easily exceed $20K so lots of variables. 

You can do it...just have to be thorough and be honest about whether you have properly addressed each room and surface.

Someone who actually understands cap rates, cash flow, co-living setups, ADU potential, and rental demand can help you find properties that don’t show well on the surface but make sense once you run the numbers.

AS for paying for a guru course to learn new construction I agree with Don it can only scratch the surface..