Real Estate - Anyone Flipping?

SharkBait05

Mouseketeer
Joined
Jul 11, 2005
Messages
124
Thought this could be an interesting topic that may help others also.

I'm sure that people have been doing this for years, Flipping. Buying a house, fixing it up and selling it for a profit. I'm thinking of getting started. Of course, I have no idea yet how to get started. I haven't even taken my first step towards beginning this. So, before I make any rookie mistakes...

Any pointers?

How do I find out about cheap houses or foreclosures?

Any financing suggestions?



WOOOOHOOOO, 22 DAYS!
 
First, don't consider flipping houses unless you have at least some experience with construction and home repair.

Second, you should plan on living in the house for at least two years to avoid paying capital gains tax on the profit.

Third, don't overimprove the house. Buy a house in a desireable neighborhood and town that has some disadvantage that can be easily fixed. Don't put in pricey extras that don't attract buyers (ie.: don't add an in ground pool because you've always wanted one, don't put in marble floors unless that is what most comparable houses have). Stick with neutral colors and materials that bring/keep the house comparable with others in it's market.

When preparing to sell, declutter the house and CLEAN it, thoroughly.

Our story:

DH and I purchased our first house 6 years ago. We specifically looked for a 3+ bedroom/2+ bath (that's what sells best) house in the better county in the area into which we were moving. We lucked out and found a traditional colonial that was 20 years old with the original owners selling. This was their retirement home and they had gotten too old to care for the house. The house was FILLED with 50 years of clutter. The yard was overgrown. The color schemes in the house were terrible -- one bathroom was entirely blue (toilet and all) and another was entirely yellow, one bedroom was mint green and another was the exact color of Pepto-Bismol. But the roof didn't need to be replaced, there weren't any signs of water in the basement, and the heating system was only a few years old. Sold!

In just over two years, DH and I stripped wallpaper, painted, gutted and remodeled bathrooms and took out a wall that separated a small family room from a small livingroom. DH thinned the trees in the yard and we pulled up overgrown vines. We did hire a neighbor to help with some painting and hired HD to replace some carpet. Otherwise, DH and I did the work ourselves. We put $10,000 into materials and made 20% more than our purchase price when we sold the house after two years.

On our second house, DH and I bought a smaller house in an area of very large homes. The house had a 306 degree view (lake and mountain views). Since DH was busy with work, we hired a contractor to finish the two bedrooms and one bathroom in the partially unfinished walk-out basement. We knew that in that market (Salt Lake City -- large LDS population with many kids), we needed to have 5 bedrooms and 3 baths to sell well when we moved. When we sold after 2 years, we lost about 1% in a market that had gone down an average of 5% during our living there and sold the house in one week (not bad for a market where houses were averaging 6 months on the market).

In our current home, we looked in three small New England towns that had low crime (virtually nonexistant) and good schools. Due to the fact that the towns are considered withing commuting distance of NY, we had to pay through the nose for a fixer upper. The home we ended up buying was 34 years old and needed some TLC. To make matters worse, the former owner had started remodelling and obviously didn't know what he was doing. DH is 3/4 of the way through remodelling one upstairs bathroom, we have had BIL come in and excavate/landscape the yard so that there is someplace for the kids to play (it was completely wooded) and we have had oil heat and central A/C installed. Our house is currently worth 15-20% more than we paid for it. In the nearish future, we will replace all doors on the house, finish/remodel a proper entryway, take down part of a wall or two, paint the interior and either replace the siding with stone or brick facade or repaint the exterior.

Some hints: We never take out loans to pay for any work we do/have done. If we can't pay for it, we don't do it.

Except for purchasing the first house, we've never paid closing costs or moving expenses. We buy houses we would be happy to live in for many years to come and we only move when DH needs to for work and then we make sure that work will cover our moving expenses. (I know a lot of people who move every few years and pay 6% real estate commissions and 4-5% in closing costs, not to mention $$$ for moving. That really eats into any profit you make.)

It is far easier to fix up a house before you have kids. We have two young children and our work is going much more slowly on this house than on our first house.

I hope this helps!

Edited to add: We have also learned to not get 30 year fixed mortgages. At least for us, a 7/1 ARM is the cheaper choice. We've moved across the country 3 times in 6 years. For us, 7 years IS long term.
 
I have some family members who were going to get rich doing this. ;) They took a class on it where they did classroom work and toured properties. All along I was convinced the only people who were going to get rich were the people teaching the class. Now, three years later they never talk about it anymore and they never did it once. Guess I was right. :flower:
 
I am tempted to sell/flip our condo. We closed in May and it has gone up $100,000+ since then. CRAZY! The only problem is we love it:) We may get another condo here in Celebration or Independence though. Flipping is going on left and right here in Florida. Most houses/condos go up $50,000+ in a few months. I have prices from October last year that would make you cry compared to now. :earboy2:
 

PatriciaH said:
I am tempted to sell/flip our condo. We closed in May and it has gone up $100,000+ since then. CRAZY! The only problem is we love it:) We may get another condo here in Celebration or Independence though. Flipping is going on left and right here in Florida. Most houses/condos go up $50,000+ in a few months. I have prices from October last year that would make you cry compared to now. :earboy2:
Your problem is that probably what you make will go RIGHT back into what you buy... That's not quite the same thing.

There was an HGTV show on this. They bought a DUMP in Charleston and make $68,000 in 10 days, but these were professionals. They had experienced contractors ripping things out and throwing things right back in. It was interesting, but it was also a big investment and big risk!!
 
I will be the first to say that some people do make money on flipping properties, but I have seen a lot of people desperate when things don't go like they planned. Financial problems, partnership problems, changes in the ecomnomy or environment and sometimes, things just taking longer than expected like a financing or developmental permit and time is money. I equate it to gambling in this sense: people will often tell you about a big win, but people rarely talk about the stress, worry and times they took a loss.
 
My husband's brother and S-I-L are flipping properties, but they already have big bucks (inherited money--both retired at 50), and don't have to take out loans/worry about making a mortgage payment.

DH and I live close to the university in a very popular neighborhood, and we are aware of several people who make money either flipping or as landlords, but you have to REALLY,REALLY know what you're doing, or have some money to burn. We are not do-it-yourselfers at all, nor are we independently wealthy, so as much as I like to fantasize about real estate, I doubt we will be flipping anything anytime soon. :earsgirl:

I see lots of homeowners making $50,000 profit or more in our neighborhood by buying a house then reselling in a couple of years. I think it's great, but real estate is so high now that there aren't a whole lot of bargains.
 
Thanks for everyone's advise and opinions. I do want to say that I'm not looking for the get-rich-quick stuff that they advertise on TV. I know it will be a lot of hard work, research, stress, etc. But it's something that I've wanted to do for years and I'm finally getting enough courage to go through with it. (I wish I had a courage a few years ago before prices skyrocketed). I'm very particular about what I'll get myself into. I know what repairs that I can't handle. I'm going to stick close to home because I know what the houses are going for there.

If anyone has anything else to offer, I'd like to hear your advise, horror stories, etc.

Thanks
 
A friend managed to do it, not intentionally.

Her husband doesn't work - she does. However, her husband is pretty talented. And her father is a professional woodworker. So when it came to stripping, sanding and replacing, they had a great team. She has a masters in Art (teaches), so by the time they were done they'd taken a candidate for the world's ugliest house and turned it into an absolutely charming cottage. She also has a talent for gardening - and her mother has one of those perienial gardens that in any year can be split for a nearly instant garden somewhere else - so with no trip to the nursey and three weekends, she had a fantastic garden.

Then they moved because they found a deal they couldn't pass up. But they more than tripled the price they'd bought the house for in three years. After factoring in costs, they still managed to more than double the price of the house.

It took talent and a pool of resources that are unusual (not everyone has a dad who is a professional woodworker or a husband who can work eight hours a day on a house for six months or a mother who just needs to divide out her plants for an instant garden or a Masters degree in Art to help tie it all together). And some unusual timing (the market went nuts).
 
My parents are doing it in Florida with condos right now although they are still living in my fixer-up'ed house in NY. They are doing it with my mom's sister who is a cfo for some huge company in NJ so she does the number crunching and figures out what they can do and how (my parents wouldnt be doing it without her).

Our house is one of those dump to masterpiece stories- We bought a rather large house in a gorgeous neighborhood but the house was litterally falling apart (my bathroom floor was soft and ready to collapse). It had also been on the market for two years- thats how bad it was. We couldnt just put up a fresh coat of paint because the previous (original) owners had painted over wallpaper so we gutted the place, ripped out tons of carpet, refinished hardwood floors (they had painted their oak floors white :confused3 ) and left the kitchen and bathrooms for another time. Over the past 7 years we have redid all the bathrooms and recently finished the kitchen. We also redid the backyard because the bricks were falling into the pool and the deck was rotting and dangerous. My parents have done an awesome job and their hard work had "paid off"- my house has more than doubled in worth :earseek:
 
Forevryoung said:
my house has more than doubled in worth :earseek:

My house has more than doubled in worth in the last 7 years too, but it's because the real estate market is so crazy, not because of anything we've done to the house. :earsgirl:
 
We did flip our house but we did not originally intend to. We purchased a spec house that the builder was carrying for months b/c it was only 3/4 finished. Our decorator had vision so we bought it and did tons of stuff to it. We did not need to gut but upgrade and decorate. We ended up clearing about 20% profit on top of all of our costs in less than two years. We decided we wanted to move to an older more established neighborhood.

This time around we purchased a home that was 20 years old and needed a lot of work. Much of the work required professionals (roof problems, structural problems, electrical, plumbing, etc.). We also put on an addition to make the home more updated and family friendly. Because we had to hire pros the work cost us way more than we could currently sell the house for but we are here for the long haul. My point is that make sure you can do the work yourself or it will just cost too much.

There is a historical neighborhood in our town that use to be in complete disrepair. Slowly people are buying the homes and flipping them. The homes are small (around 1000 squ ft.) and very run down. They still sell for around $80k. Once fixed up they sell for $150+. I have a friend who does this and because they are historic there are grants to help pay for the fix up.
 
My brother and his girlfriend do this in Florida - but with brand new houses.. They buy at the pre-construction phase and then flip them when they're done - at a very sizeable profit.. They've made an enormous amount of money this way in the past 2 years and will have the closing for yet another house that they flipped this afternoon.. Works for them, but I'd be a nervous wreck!! :earseek:
 
There's a couple new shows on just this topic. I'd highly recommend watching Property Ladder on TLC (it's on during the weekends). The show is all about first-time flippers. It follows their progress, and they have a host who's a professional flipper who gives them advice. Watching that show is a real eye-opener. Almost everyone goes way over the original amount of time and amount they had budgeted.

Another interesting show on the topic is Flip This House on A&E. However, this show follows a professional flipping company who have their own team of contractors, etc. They make it look almost easy.

This is just my humble .02, but real estate has gotten over-priced in many parts of the country, and that bubble is likely to burst soon (especially if Rita does significant damage). I wouldn't gamble money I couldn't afford to lose. I also wouldn't attempt it if I didn't already know alot about construction and real estate.
 
PrincessKitty said:
My house has more than doubled in worth in the last 7 years too, but it's because the real estate market is so crazy, not because of anything we've done to the house. :earsgirl:


True but I guess it amazes me that the houses around me are going for between 1 and 1.5 million dollars :earseek: and we paid less than 1/3 of that... even at the time we paid a lot less than the area was going for.
 
My sister flips houses. She flips atleast 2 houses per year. What she does is finds a house in a nice neighborhood that needs work fixes them and then sells them. She gets all of the work done in 2 mos (she has never gone over that time). She is fairly handy she can gutt the house(which is fairly easy), change electric outlets, hang lights, lay tile, install kitchen cabnets/bathroom cabinets and fixtures and is great with color and decorating. She hires out construction type stuff like roofing, siding. She doesn't work other than doing this and she's not married so no hubby to help. On her last house she made an $85,000 (and that was one of her low houses) profit after taxes and fees. It can be done but you have to live in the right area and know the right people. I would love to do this but in our area we can't because the housing market is pretty much topped off.

Edited to add: She does not live in these houses.
 
shelly3girls said:
There is a historical neighborhood in our town that use to be in complete disrepair. Slowly people are buying the homes and flipping them. The homes are small (around 1000 squ ft.) and very run down. They still sell for around $80k. Once fixed up they sell for $150+. I have a friend who does this and because they are historic there are grants to help pay for the fix up.


Shelly3girls, you don't happen to live near Moorestown, NJ, do you? It's the same there. I don't live there but, I work there. The houses are small but historical and they were just named the #1 town in Money Magazine.
 
C.Ann said:
My brother and his girlfriend do this in Florida - but with brand new houses.. They buy at the pre-construction phase and then flip them when they're done - at a very sizeable profit.. They've made an enormous amount of money this way in the past 2 years and will have the closing for yet another house that they flipped this afternoon.. Works for them, but I'd be a nervous wreck!! :earseek:

Florida is a very special situation. It is like CA years ago, the prices are going up at INSANE rates! My dad, stepmom, and stepbrother are all relators for a builder in Palm Beach county. My dad is currently at a project where they are selling 1500 square foot townhouses with no garages across from a water treatment plant and they start at $280,000 preconstruction prices, with no upgrades. And they have people lining up the night before they put a few on the market. I really don't know how people are affording to live, incomes are not that high! Their builder, and many others, are putting "no flipping" clauses in the contracts. I keep telling them to sell their houses and buy a huge lake house up here with no mortgage and have cash left over!
 
kfeuer said:
There's a couple new shows on just this topic. I'd highly recommend watching Property Ladder on TLC (it's on during the weekends). The show is all about first-time flippers. It follows their progress, and they have a host who's a professional flipper who gives them advice. Watching that show is a real eye-opener. Almost everyone goes way over the original amount of time and amount they had budgeted.

I love Property Ladder! Every potential flipper should watch it. Learn from someone else's mistakes.
 
SharkBait05 said:
Shelly3girls, you don't happen to live near Moorestown, NJ, do you? It's the same there. I don't live there but, I work there. The houses are small but historical and they were just named the #1 town in Money Magazine.

We do not live in Moorestown but we are familiar with it. We live in a very small town called Pitman where the schools are excellent but very small. There is no new construction at all so if you want to live here you have to buy old and rehab. As a result you get very little for your money. We flipped our new construction in Mullica Hill which is booming. Everything was just getting so big and the schools are overcrowded that we decided to move out.
 


Disney Vacation Planning. Free. Done for You.
Our Authorized Disney Vacation Planners are here to provide personalized, expert advice, answer every question, and uncover the best discounts. Let Dreams Unlimited Travel take care of all the details, so you can sit back, relax, and enjoy a stress-free vacation.
Start Your Disney Vacation
Disney EarMarked Producer






DIS Facebook DIS youtube DIS Instagram DIS Pinterest DIS Tiktok DIS Twitter

Add as a preferred source on Google

Back
Top Bottom