General contracting and rehab crews provide the physical renovation labor that real estate investors, flippers, BRRRR operators, and rental owners depend on, executing the repairs, remodels, and rehabilitation that turn distressed properties into finished ones, in exchange for contracted payment...
Log in to follow1,380 sf rehab, fixed price contract at $92,400, three draws at 30/40/30 with 10 percent retainage held to punch list. We're through demo and rough framing repairs. The GC's lumbe…
First loan I'm doing on my own paper, small, on a $95k rehab budget for a borrower I've known for a while. The property side I'm fine with. The construction side is new to me and…
I've been putting small amounts into other people's deals and mostly staying passive, and now a general contractor I met through one of those deals wants working capital from me d…
I ended up with a 1950s farmhouse on nine acres and it needs everything: roof, panel upgrade, two bathrooms gutted, new well pump. Two different people gave me two different answe…
I bought a 1960s three bed in a working-class suburb with the plan of holding it long term. Inspection scope came back around $64k in materials and trade labor: kitchen, both bath…
I'm not buying anything yet, I mostly look at the money side, but a friend is rehabbing a 1,600 square foot house and got a verbal from a contractor at "$85 a foot, all in." That'…
I fund other people's rehabs and I read the contracts, and lately I'm seeing both of these written into the same kind of deal, which tells me the market hasn't settled. The damage…
I've been sitting in on scope walks with two different crews this spring and they price materials risk in opposite directions, which makes it hard for me to tell what normal even…
I've had coffee with two crew owners in the last month and they run the same size outfit with opposite answers, so I want to see how the room splits. The first one pays $28 an hou…
Trying to work out what the overhead looks like before I go anywhere near this as a business. Right now I'd be one van, myself, and two guys, doing interior rehab work for investo…
Two flippers I've done mechanical work for both asked me to take whole rehabs this year instead of just my scope. Between them that's maybe 11 houses, average scope $70k to $95k,…
I've been circling flips for a while because the numbers on paper look better than anything else I can find, but I don't want a second job and I definitely don't want to swing a h…
Two things landed on me in the same week and I have to answer both by the end of the month. Offer one. A flipper doing about 20 houses a year wants me as an in-house project manag…
Bought a 1,100 sf three bed in a tired but stable suburb last spring. It's rented now at $1,650 and the rehab finished at $39,400 against a $38,000 budget. Everything I read befor…
This is the worst project I've done and I want to write it down properly while I still remember the sequence. Background: I hold land and I don't usually renovate anything. I pick…
A flipper I've worked with twice wants to bring his GC into the deal directly on the next three houses. Structure he's proposing is that I fund purchase and rehab, the GC takes a…
I've got two small buildings, 11 units total, and 8 of them will turn over the next 14 months as leases roll. These are consistent turns: paint, LVP, one bath refresh, roughly $9,…
First house I've gotten to the bid stage on after way too long looking. 1,450 square feet, 1978 build, three bed two bath, in a suburb where finished comps run $255k to $272k. Pur…
License paperwork is nearly through and I have two directions in front of me that I can't run at the same time with three guys. Direction one is investor work only. Repeat clients…
Closing out the first full year with three carpenters on payroll instead of me and a helper, and the thing that made it survivable was signing two investors to reserved-hours agre…