Key takeaways
- 70% rule still the anchor.
- Time on market kills profit faster than rehab overruns.
- Fixed-price contracts only.
- Pre-list staging recovers cost 2–3x.
- Sell to retail buyer, not investor.
Core concepts
Acquisition discipline
Buy at 70% (ARV − rehab) or walk.
Scope discipline
Fixed-price contracts, no change orders past 10%.
Speed discipline
60–90 day rehab; 30 day list-to-contract.
Exit discipline
Retail-grade finishes; professional photos and staging.
Step-by-step framework
- 1ARV from 5 sold comps.
- 2Scope locked before close.
- 3GC fixed-price.
- 4List within 5 days of CO.
- 5Negotiate cash buyer offers.
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Common mistakes to avoid
- Skipping staging.
- Overbuilding for the market.
- Slow GC response.
- Listing without professional photos.
Frequently asked questions
Typical flip margin?
$25–60k net per deal at $200–400k ARV.
Holding cost per month?
$2–5k including interest, taxes, insurance, utilities.
Best season to list?
March–June; avoid Q4 in cold markets.
Cash vs financed buyer?
Cash closes faster; financed often pays more.
Action checklist
- ☐70% rule honored.
- ☐Scope locked.
- ☐GC fixed-price.
- ☐Staging budget.
- ☐Pro photos.
- ☐List within 5 days.
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