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I'm building a disposition service for operators who put distressed high-value houses under contract and then discover they have nobody to sell them to. Two wholesalers have alrea…
I've been in the analysis stage for months and I want to stop. The luxury wholesaling material all says the deals are "off-market distressed estates" and I think I'm nodding along…
Sat with an owner at 27 days to the sale, motivated, no hostility, and I had a one page purchase agreement in the folder with a ten day diligence out. I didn't pull it out. Went h…
Had a deal last month, small three bed in a working class pocket, contract at 92, comps supporting somewhere in the 150s with real work. I put it out at a fixed 104 and it was gon…
Two identical lots, same 1,900 square foot plan, budget of 268,000 vertical on each. Carry runs me about 2,900 a month once the loan is drawn up, so five months from framing to cl…
Building out services aimed at agents and I need to understand what credential actually sits behind the phrase "luxury specialist". I've seen CLHMS, Luxury Property Specialist, an…
Closed last month on a house I'd been carrying too long. 5,400 square feet, built 2006, top decile of a secondary metro, my basis was $2.31M plus about $180k of deferred work I fi…
I've been putting together a service business doing transaction coordination and compliance file prep, aimed at small brokerages and solo brokers who don't have admin. Talked to e…
First rental is coming so I'm not doing this, but a family friend is winding down a 22-agent brokerage and asked what it's worth. I said I had no idea and went looking. What I fou…
I'm planning my first purchase carefully and scouting is the part I can start on this month without money. What I can't decide is how many buyers to build toward. The one-investor…
Got two proposals on a 24 unit wood frame build. One is a stipulated sum, one is cost plus with a guaranteed maximum price. The stipulated sum came in about 6 percent higher on th…
This is the question I'd be embarrassed to ask out loud. Everyone talks about the two year rule like it's obvious you'll make it, but what if I get 18 months in and I genuinely ca…
I'll lay this out step by step in case someone else is where I was. I bought a small 1,100 square foot house last year, 189k, needing a kitchen, a bathroom, floors, and paint. Mov…
Reading a subscription agreement and operating agreement for a spec build JV. 300k check from me, sponsor is a builder with what he says is nine completed houses. Two houses on ad…
The plan I had drawn was 3,200 square feet and the framing number came back so far over my budget that the whole thing stopped working, even before I priced the mechanicals. Meanw…
Site will carry either a 40 unit walkup at three stories or 120 units at five with structured parking. Same land, same zoning envelope, different world. Hard cost per unit on the…
I priced a 7,800 square foot lake-adjacent house last month and the appraiser's world and mine didn't touch. Within four miles and two years there were three arguably comparable c…
Six months into a relationship with an agent who bills himself as investor-focused. I gave him a written screen: max purchase 180k, 8.5% cap on trailing actuals, 1.25 DSCR at 7.25…
Bought a 1958 three bed, one and a half bath, 1,340 square feet, at $158k. Agent's ARV was $265k, backed by three comps she sent in a one page PDF. Sold at $232k after 152 days on…
A group of part-time wholesalers I met through a local meetup asked me to be their earnest money source. Five members, they say they put roughly four contracts a month under agree…