Key takeaways
- Start with cosmetic flip.
- Use experienced GC.
- Don't quit your job for first flip.
- Keep 30% reserves above budget.
- Plan exit before purchase.
Core concepts
Cosmetic flip
Paint, floors, kitchen update, bath refresh — under $40k.
Team needed
GC, agent (investor-friendly), lender.
Realistic outcomes
$15–35k net on first flip.
Step-by-step framework
- 1Find 70%-rule property.
- 2Hire GC with references.
- 3Cash or hard money close.
- 460-day rehab.
- 5List with investor agent.
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Common mistakes to avoid
- Heavy rehab first time.
- Hiring cheap GC.
- Skipping inspection.
Frequently asked questions
Capital needed?
$40–80k for sub-$200k flip.
Time to first profit?
4–6 months.
Hard money OK?
Yes — fast close worth the rate.
LLC needed?
Recommended for liability.
Action checklist
- ☐GC references checked.
- ☐Pre-qual lender.
- ☐Inspection done.
- ☐Reserves 30% above budget.
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