(Ireland) and Pallida LLC (Delaware) were the technical sellers.

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?”

@Joelvy De La Cruz No problem, sent!

@Paul De Luca@John Warren would know the ins and outs of what you can and can't do

This changes the game.Example: Studio Unit (fully furnished, permits, foundation included)1) Market Rate, No IncentiveBuild cost: $200–225K | Market rents today: $1,500–$2,000/mo | NOI: $12.6K–16.8K/yr | Yield: ~6–8% | Payback: 12–18 yrsSolid, but long payback and moderate yield.2) With Charlotte’s $80K Forgivable IncentiveEffective basis: $120–145K | Program rent cap (8 yrs): ~$1,100/mo → NOI ≈ $9.2K/yr | Yield during affordability: 6–8% | Forgiveness adds ~$10K/yr “earned income” | Payback to recover gross cost: ~11–13 yrsThe subsidy de-risks the deal—guaranteed inflows cover build cost faster.3) After 8 Years (rent cap lifts, market rents w/ 3% compounding)$1,500 today → $1,900 | $1,750 today → $2,217 | $2,000 today → $2,534Year-9 ROE after incentive: $200K build / $120K net basis → 13–18% | $225K build / $145K net basis → 11–15%You exit affordability with a permanently lower cost basis and market-rate income.

It takes usually a de-list after 60-90 days, then another re-list for 40-60 days for them to finally realize they're overpriced.99% of the "investors" that have joined the board from 2022, and about 60% of them since 2018 are better off with just an equity(incl crypto ETF) portfolio.

She is going through a divorce & must sell to settle other peoples monies put into the property.Can you assist me in how to find an investor who can pull a trigger quickly on a home <$675k 4 bed, 3.5 bath, 4 living, pool, cul de sac (1 of the living is study that could be used as a 5th bedroom w/ access to oversized master closet.)Any guidance is appreciated!

@John Paul Vargas I use Corner Escrow in Mission Viejo, Christy De La Torre if you know what you are doing.Good Investing...

@Stephen De Vita   People always ask "What's new?"

Calling for a friend:I’m in the process of converting an old house in Delaware County, NY, into three apartments and a small commercial space.