Yesterday I bought another fix and flip, which gives me 13 in my current inventory. A few years ago I was stressed when I had ten at once and I vowed never to have that many again! I did not take my own advice, but my business is set up so much better now that I am not nearly as stressed with 13 flips as I was with ten. The reason I can handle so many flips now is that I have a great project manager, and my funding situation is set up much better. My main job is to find deals and the rest of the process is completed by other people. I love to find deals and multiple people have told me I have an addiction to buying properties, but I am okay with that vice. I will break down all 13 of my flips in this article to show you how I bought them and what stage they are in. I will also give some insights on how I have been able to buy so many flips at once.
What flips do I currently have?
About six weeks ago I wrote about the first flip I bought from a wholesaler. In that article I also broke down the flips I had and what their status was. I will try to give more updates on my flips to show how the process goes (always slower than I think). Below are my current flips:
- High end flip bought 11/25/15 for $535,000. This property was occupied by a tenant for most of 2016. She had a long-term lease that we had to work through. I bought this as a REO property at an online auction. We have it listed for $879,900.
- Flip bought 9/15/15 for $95,000 from an online auction. This house took forever to repair because of problems with my old project manager. It is on the market for $199,900 and under contract, set to close in a week. We spent about $50,000 on the rehab on this home.
- Flip bought 3/18/16 for $118,000 and listed for $204,900. I bought this house in the MLS along with the house right next to it. I made $35,000 on the sale of the other house without doing any work. This house is on the market for $204,900 and under contract, set to close in two weeks. We spent about $35,00 on the repairs and the after video is below.
- Flip bought 4/7/16 for $110,000 and will be worth $250,000. This is a country property with 2.5 acres that needed a major rehab. New kitchen, bath, roof, stucco, electric, plumbing, well work and more. This house is taking much longer to repair than I had hoped. The contractor is a little slow, but this will be a great flip when done. I will have about $50,000 into the repairs on this one.
- Flip bought 4/29/16 for $155,000 and will be worth $235,000. This home did not need as much work as many of my others. However, we had contractor delays on this house as well! It should have been done weeks ago, but will not be completed for another week. The rehab should have been under $25,000, but we will see what the total bills come in at.
- Flip bought 6/21/16 for $130,000 and will be worth $225,000. This house is currently being remodeled and the repairs are going to be around $40,000. It was an older house, but has an awesome detached garage. It should be done in a couple of weeks.
- Flip bought 7/1/16 for $142,000 and will be worth $290,000. This home is in need of over $60,000 in work depending on how much we do. It was a 2 unit property at one point, but the basement unit was gutted. I had this home under contract to sell for $175,000 after only putting a new roof on, but the investors backed out of the deal and I will be rehabbing it now.
- Flip bought on 7/25/16 for $140,000 and will be worth $215,000. This property was a 1 bed, 1 bath home with a 1 car garage. I am turning it into a 2 bed, 2 bath home with a 2 car garage. I am waiting to start work on this house, since the contractor working on it is finishing the flip I bought on 4/7/16.
- Flip bought on 8/1/16 for $130,000 and will be worth $185,000. This house is small and easy to fix! It is listed now for $189,900 and waiting for a buyer. We spent about $18,000 on the rehab.
- Flip bought 8/5/16 for $114,000 and will be worth $190,000. This home has a huge covered patio that I was planning to turn into a garage. However, the contractor tore down the patio and was planning to rebuild the garage until the city said we could not. The house does not meet set back rules and is non-conforming meaning we cannot add any outbuildings. Luckily the house came with a second lot that we can build the garage on. The rehab has started and it should be done in a few weeks. We will spend about $40,000 on this one including the garage.
- Flip bought 8/17/16 for $56,000 from a wholesaler. I bought this flip very cheap, but it was built in 1875 and needs a complete gut job! We are spending $60,000 on the rehab and it will be worth $180,000 when done. It will be turning into a 4 bedroom, 2 bath home (originally a 2 bedroom, 1 bath). The video is below and all my videos can be found here.
- Flip bought 9/6/16 for $105,000 at the foreclosure sale. I have not bought any properties from the foreclosure sale for years, but I happened to show up one week and got a great deal! It was occupied by a tenant, but she is moving out this month. The house will be worth $185,000 when done and I have not seen the inside yet.
- Flip bought 9/21/15 for $180,000 and will be worth $350,000 or more. This property has 3 acres with it and is in horrible shape. However, there is a ton of profit potential here and it is in a beautiful area. The rehab for this project will be around $70,000.
How have I bought so many flips?
Part of the reason I have so many flips is it takes a long time to fix them up and sell them. I wish I could sell them all in 3 months or less, but that rarely happens. I have drastically reduced my timeline for selling my properties and most of my flips are selling in less than 6 months. I am able to find good deals and buy them every month. Most of my deals come from the MLS and being an agent is a huge advantage. I have also found a great wholesaler in my area, who I happened to find because I was an agent as well. I bought one house from the trustee sale, but I do not see that as a huge source of deals. This week no properties went to the sale and most of the good deals are bid up too high by other investors.
For more information on how I get great deals on houses, I created a coaching program where I do conference calls and email coaching. You can email me for more details. Mark@investfourmore.com
How can I afford to buy so many flips?
Since I am not buying rentals at the moment, I have more money saved up. I have reinvested just about all my extra money into the flipping business. However, it still takes over $50,000 in cash for me to buy and rehab most flips, even using financing. I have three private money lenders as well as two banks who lend me money as well. When I was flipping houses a couple of years ago, I had one bank and one private money lender.
How can I manage so many flips at once?
The biggest challenge with so many flips, is getting them repaired on budget and in a timely manner. Nikki True has worked with me for years and has done an awesome job taking over the project management on my flips. I did a podcast with her this summer you can listen to here. She manages the contractors, buys materials, and hires subs for the flips. We have tried having contractors manage entire jobs, but they almost always go over budget and take forever. We try to sub out as much as we can and order materials to keep things moving.
What are my future goals with flipping?
I wrote an article a couple of years ago about how to make one million dollars a year flipping. In that article I mentioned that I would have to flip 30 houses in one year to make one million. I did not think that would ever be possible, but I will flip more than 15 houses in 2016. I see no reason why I cannot flip more than 20 in 2017 and eventually get to 30 flips a year. I can find the deals, I can buy them, and we are getting to a point where they are being repaired fast enough to buy more and more. I still want to buy more rentals, because I love the money that comes in without any work from me. The more houses I can flip, the more rentals I can buy.
My book Fix and Flip Your Way to Financial Freedom details my entire flipping process. My book Build a Rental Property Empire: the no-nonsense book on finding deals, financing the right way, and managing wisely, is also on sale at Amazon for $13.23 (paperback), which is the lowest price it has ever been on sale for.