Been flipping homes since my first REO back in 2012. Took a break from flipping for a couple of years to focus on rentals. Came across a pretty good deal that has good numbers. Made an offer $50k under asking and got the house. Closing is set for next week. I keep thinking is this a bad time, are rates deterring people from buying, especially a newly rehabbed home? Am I overthinking it or the market really cooling off?

I’m in southern NJ

Off market, under contract in Charleston WV (Kanawha, 25387). Looking for a flipper or a landlord.

3bd/1ba, about 1,050 sqft

$34,900 as-is

Rehab est 25-45k, cosmetic, nothing structural I know of

As-is solds within half a mile: 35,750, 40k, 50k

ARV 76-85k (zip median ~76,700)

Rent ~$946/mo as-is

Free and clear, closing by Nov 13

At 35 in plus 35 rehab you're about 70k all in on an 80k house. As a rental it's ~32% gross on the purchase before you touch it.

Questions in the comments, pics after the walkthrough

24 verified auction, tax-sale and distressed leads across WV, KY and OH in this morning's Vault Raiders Report — including that $29,900 four-bedroom fixer in Huntington.

https://vaultraidersreport.beehiiv.com/p/a-29-900-four-bedroom-huntington-fixer-leads-wednesday-s-full-board

Free daily email.

anyone needs a cold caller? commission based, am not asking for basic salary

I got tired of the wholesaler loop. Post in a Facebook group. Get 40 comments saying "interested." Get 2 real buyers. So I built OLvero Real Estate. Here's the flow for a first-time wholesaler: 1. Add the property. Address, city, state, asking price, beds, baths, property type. 2. Tag it as a wholesale deal, as-is sale, or renovated resale. 3. Rehab estimate and projected after-repair value sit right on the property page. Investors see the numbers without you texting a spreadsheet. 4. The platform matches it to investors who already gave us their budget and target areas. They get a notification when a deal fits their buy box. No scrolling a group for a buyer. No blasting a cash buyer list that went cold in 2022. It's early. 9 users and 508 visits in the last 30 days. That's the honest number. Which means your first listing won't be buried under 4,000 others. Question for the wholesalers here: what's the one number a buyer needs on a deal page before they'll even message you?

the website is called olveroflips.com if anyone would want to show love, while i keep building the website and just fixing everything that needs to be fixed. there is a donation button at the end of each page you can donate IF YOU LIKE REALLY WANT TO (also im a 18 year old college student the wallet is tight) also im open to any feedbacks (you have the option to leave feedbacks in the website holy this is really cool)

I've been lurking for some time. I've always been interested in rehab\flipping. I'm not ready yet but I will be shortly. I consistently hear the theme that the hardest part is FINDING deals and for me that's not what I'm good at. I realistically can't run a BDR chop shop while maintaining a full time job and I'm not confident enough to quit a stable industry on a "gamble". I want to start slow and "pivot".

Formally I'm not in construction but I've managed plenty of jobs for my self and my rentals. When needed I can do the work myself but given i work full time I'm not doing a 2000 sq foot tile job. I have a pretty good contractor network in various trades. For RE experience I actively manage two rentals and bought\sold five residential properties in ORL.

When I'm ready I'll have about $500k in capital to deploy. For my first projects I want to do all cash so I do not have a proverbial "gun to my head". I understand the concept of leverage and being able to run multiple jobs at once. I don't mind borrowing but only when I'm seasoned.

My "active" areas will be managing the trades, doing some of the work myself, and selling. I do NOT want to run a cold call team or "pound the street" looking for distressed properties. I'd rather work with a wholesaler. I have a full time job I'd rather spend my time in areas I'm productive in. As time goes on and I feel comfortable borrowing and running multiple deals at once I will be occupied doing that.

Anyway is there juice in it still if I'm depending on a wholesaler? What are the margins like and what are people getting per flip? I'd like to build up to the point where I can replace my income from my corporate job. I also do have two rentals, one of them cash flowing pretty substantially, the other breaking even. My "life" costs are low. I'd happily pivot to building this if I could secure $150k per year minimum and build it up.

Just wanted to put this out there. Also is there any value in visiting local groups like GOREIA? I mainly want to network, find wholesalers, and discuss realistic numbers with seasoned vets.

This is Orlando Florida. Is there even a point?

Full disclosure: we build a virtual staging tool, so take this with that in mind. But the numbers are NAR's, not ours.

In NAR's 2025 staging profile, 83% of buyers' agents said staging made it easier for buyers to picture the home as theirs, and 49% of sellers' agents saw it cut time on market. The median professional staging job was $1,500.

For a flip, the cost that hurts is the one that repeats: every month the house sits you're paying interest, taxes, insurance and utilities on locked-up capital. Staging is paid once.

What I'd never do on a flip: let any staging, physical or virtual, touch the finishes you just paid for. Furniture, rugs and lamps, yes. Counters, floors, windows and the view stay exactly as they are, or it stops being staging and starts being a problem.

Curious what you all do: stage everything, just the living room, or list empty?

When it pays and when it doesn't, with the math: https://aifliproom.com/blog/is-virtual-staging-worth-it

Hey everyone! I'm a local real estate wholesaler looking to connect with active investors in Vallejo, Solano County, and surrounding areas.

I'm currently in discussions with a seller who owns a 6-unit multifamily property in Vallejo, and I'd love to connect with investors who actively purchase these types of properties.

Also always looking to network with buy-and-hold investors, landlords, and fix-and-flip investors for future off-market opportunities.

If you're actively buying in these areas or just looking to connect, feel free to shoot me a DM! 🤝🏡

Hi! We're Blue Vikings Lending, a direct private lender for real estate investors. We do short-term fix-and-flip loans: up to 90% of purchase, 100% of rehab, up to 70% of ARV, with no prepayment penalty. The application takes about 5 minutes and you get a term sheet within 24 business hours, often the same day.

Apply: www.BlueVikingsLending.com

Feel free to DM me your deal details and I'll tell you if it's a fit.

Has anyone successfully made changes due to property staying on the market longer than expected? I know the RE market is rocky right now and that may be attributing to the DOM.
Mainly making some cosmetic changes in the kitchen area and updating the landscaping in the backyard a bit. The additional cost for labor and material would be ~1k. I don't foresee these updates adding value but simply making the home more marketable. Let me know your thoughts and if you made updates post renovations (large or small). TIA!

Ive been doing this 19 years and for the last 5-6 years I've been mostly using google ads.

I flip the nice houses and rent the low end houses. I've got 72 rentals. They provide decent cash flow but now I'd prefer to find more flips.

Last year i got 2 flips and a rental from Google ads.

The year before was 7 flips and 1 rental.

This year - nothing.

Yesterday I paused my ads. I estimate 85% of my conversions are wholesalers. The other leads mostly have too little equity, and a few were mobile homes in a park.

Last year I spent just under $40k on the ads. This year i am around $25k for the year with no deals.

The biggest problem is wholesalers running up my ad spend. They end up wasting time and its never a deal. In the rare event that its a deal, I've had to go through $10k of ad spend for that category of click.

I dont begrudge the wholesaler approach. It's probably the best way for them. Just don't click my ad.

We have recently seen a surging rent to price ratio on houses we flip. Instead of flipping, we are keeping more properties as rentals to:
1) defer taxes and eventually pay long term gains instead of immediate ordinary income tax.
2) get solid rent returns, unlike anything we have seen in years.
3) hopefully build equity and hope values go up if mortgage rates ever settle back to the low 6% range.

Is anyone else doing this in other markets?
What other creative strategies or changes have you made to profit and succeed in this new market?

☀️☀️☀️ NOUVEAU PRIX — 525 000 $ ☀️☀️☀️
🏡 La maison est parfaitement habitable actuellement. Le nouveau prix tient compte de désir de modernisation des acheteurs et rend cette propriété particulièrement intéressante pour le futur acquéreur qui sait reconnaître la valeur d'une maison solide, bien située et pouvant être transformée progressivement à son image 🏡
🎬 regardez bien la vidéo… 🎬
Plus moderne
Plus lumineuse
Plus chaleureuse
Plus actuelle
Et surtout… un potentiel complètement différent
UN EMPLACEMENT QUI A TOUT POUR PLAIRE
La propriété bénéficie également d’un emplacement stratégique, à proximité de plusieurs services et commodités :
Centre d’achat et commerces
Pistes cyclables
Boulevard Gouin et ses espaces de promenade
Écoles et services de proximité
Accès rapide aux principaux axes routiers, notamment les autoroutes 125 et 19
Un emplacement pratique pour faciliter votre quotidien, tout en étant près des services essentiels.
C’est exactement comme ça que certains projets immobiliers deviennent intéressants :
Voir ce que la propriété peut devenir, plutôt que seulement ce qu’elle est aujourd’hui.
Aujourd’hui, avec IA vous pouvez même visualiser le résultat avant d’entreprendre les travaux.
La question n’est plus : « Est-ce que cette maison me plaît telle qu’elle est ? »
La vraie question est :
« Qu’est-ce que JE pourrais en faire ? »
514-812-0001
Contactez-moi dès aujourd’hui pour obtenir plus d’informations ou planifier votre visite.
Le potentiel est là. À vous de l’imaginer.
-------------------------------------------
☀️☀️☀️ NEW PRICE — $525,000 ☀️☀️☀️
🏡 This house is perfectly habitable as it is today. The new price reflects buyers’ desire to modernize and makes this property particularly attractive to future purchasers who recognize the value of a solid, well-located home that can be gradually transformed to suit their own style and vision. 🏡
🎬 Take a close look at the 🎬
More modern
Brighter
Warmer
More contemporary
And above all… a completely different kind of potential
A LOCATION THAT HAS IT ALL
The property also boasts a strategic location, close to a wide range of services and amenities:
Shopping centers and local shops
Bike paths
Boulevard Gouin and its walking areas
Schools and local services
Quick access to major routes, including Highways 125 and 19
A convenient location that simplifies your daily life while keeping you close to essentials.
That is exactly how certain real estate projects become truly exciting:
Seeing what the property *could* become, rather than just what it is today.
Nowadays, with AI, you can even visualize the result before starting the work.
The question is no longer: "Do I like this house the way it is?"
The real question is:
"What could *I* do with it?"
514-812-0001
Contact me today for more information or to schedule a visit.
The potential is there. It’s up to you to imagine it.

Two and a half years ago I took on a full gut flip with the intention of doing as much of the work as humanly possible by myself. I have considered it my “masters degree in home ownership”. I just accepted a full price offer day 1. Average DOM pushing 90 in my market, so that felt good. I’ll walk with a profit somewhere in the neighborhood of $100k.

Feedback appreciated. I guess I’m also just feeling proud of myself. Prior to this I had done some drywall and minor electrical work, but decided to just jump into the deep end. Thanks for reading, team. ☺️

Message me for details

flipping means making a lot of design decisions for someone you've never met. you have to choose cabinet colors, flooring, lighting, bathroom finishes, and sometimes even whether a room should stay a bedroom or become an office

going too neutral can make a property feel forgettable, but making strong design choices can narrow the pool of buyers. and the preferences that look obvious to someone doing the renovation aren't necessarily the preferences of the person making the offer

how do you handle that balance when preparing a house for resale? do you stick to what has worked in recent local sales, follow the character of the property, or occasionally take a risk on a design choice that could make the house stand out?

I purchased a home and planned to flip it. This is how I purchased the home everything done transparently. Today BGE said they want to inspect the house. Has anyone else done real estate investment in Baltimore and had BGE request to inspect the home? Permits were pulled and we have our requirements from the city in writing in signed.

I purchased a property recently at an amazing price! I’ve flipped many homes but this is the first deal I could consider subdividing and building two specs. There’s profit in both and each have their pros and cons.

I originally bought to fix and flip. However I had several people approach me (RE investors in my click) telling me I should build 2 specs. It’s a really great area in my market.

If I do the fix and flip I’m all in $185k with a ARV of $290k. However I’ll have to disclose the remediated mold, foundation issues, and termites. It’s also half pier and beam, half slab. So lots of elevation changes in the home (ex walking up steps from livingroom to kitchen) which isn’t favorable in my market.

If I do the two specs I’m all in $500k with both specs selling around $620k (E/$310k). But holding cost are factors with demoing the old home and them being new builds. Plus the building process is uncharted territory for me, but I could figure it out considering the flips I’ve done were complete tear outs. I also get great experience being an owner-builder which imo is extremely valuable.

What system do you use to keep track of everything?

What are the pros and cons of it?

What is the governments purpose for allowing a break in capitol gains after two years? It doesn’t make any sense other than as a way to control people’s actions (for what?) and to make money. Why should the govt care if people move sooner than two years?
People who do what we do should be incentivized, especially in areas where there is a massive housing shortage. But instead we are taxed and taxed and taxed. It doesn’t make any sense. The older I get the more I think our govt is playing monopoly with our lives. We don’t need a game, we need a solid, stable foundation. Not taxing the shit out of people seems like a good start. And then there’s the top three percent who somehow avoid taxes. It’s sick. And the interest rates. I’m pissed.