Kamal | Buy - Rehab - Rent-to-Own

I thought I would do a quick recap of the portfolio. House #1: 3/1, 1,211 sqft, bought in Jan 2025 for $69K. Renovated for $18K and finished by April. Rented for $1,300 in mid-May. Just refinanced at $120K ARV and pulled out $29K cash. Cash in the deal before refi was $42K. House #2: 3/1, 1,682 sqft turned into 4/2.5, 1,682 sqft, bought in Dec 2025 for $135K. Renovated for $57K and just finished. Listed for rent-to-own through ditchurlandlord.com for $1,300. About to get an appraisal for refinance and should be able to pull out $9K if ARV comes in at $245K. Cash in the deal before refi was $21K. House #3: 4/1.5, 1,798 sqft turning into 4/3, 1,950 sqft, bought third week of Feb for $51K. Reno estimate $56.5K, to be ready first week of April. Will do rent-to-own for $1,500. Hoping to refi at $165K. House #4: 3/2, 1,805 sqft turning into 4/2, 1,805 sqft, under contract and set to close March 25th. This one will be a flip. Purchase $115K, reno $65K, sale price $265K. Hoping to finish first week of June and sell before August. Total cash into deal before sale $48K. Proceeds from sale $100K. House #5: 3/1, 1,352 sqft turning into 3/2, 1,352 sqft, under contract and set to close April 1st. Reno needed about $25K. Aim to finish mid-May and rent for $1,550. Then refi by July at ARV of $165K and hope to cash out $22K. Cash needed before refi $22K. To be continued...

@cashrulesNC Do you just do flips?

First flip of the year Under Contract. Number 2 in progress. About to buy number 3. Getting to 8 this year easy

Yeah my normal lender wont let me know do 3 deal at once, so I went with someone else to close a juicy flip I couldn’t pass. As soon as I can I’m going to my other lender, such a breeze to work with them. No appraisal, no fees other than origination at 2pts. No hard inquiry and fund in 7days

@failuntiluwin Very frustrating. New lender you’re trying out?

Hard money lender: "We're going to need to extend closing a few days." Borrower: "Why? We're two weeks into this deal and you've had everything for a week." HML: "It's still in underwriting." This happens all the time. And lenders act like extending is no big deal. But here's the real risk: • Seller has a higher backup offer and wants the deal to fall apart • Buyer loses their earnest money Dead deal. Buyer screwed. Yes—sometimes borrowers are slow with docs. Yes—sometimes title causes delays. But let's be honest: A lot of times, it's the hard money lender. When I lend: If I have borrower docs + clear title, I can fund same day. Choose lenders who treat your closing like it’s their money on the line—because yours is.

@N8RealEstate I get mine from some local guy. What shaker soft close at $99 a box for any type of box

Where’s everyone getting their cabinets from?

@rei_chronicles I wont pull out money again. I pull out money when I exit the hard money after 3 months and I can pull out because I bought the asset at the right price and forced value through rehab

@failuntiluwin This addresses most of what I asked other than, how do you do this in low appreciation, low value market. If a 145k asset is appreciating at 3-5% per year, how soon after the initial refinance are you pulling out money again?

I’m not a big BRRRR person, so I have a genuine question for people that do this and charge to coach it. Why would you want 30 plus BRRRR (over 12 months) deals in a low value, low appreciation market, where after your initial cash out it’s going to be a few years before you can get worthwhile amount money on another refinance? And even after 5 years of rent increases a bigger loan payment will eat that money up, A lot of people I see pushing this are selling courses, saying there are hundreds of these deals available. So I’m trying to see what I’m missing (aside from tax breaks). Why wouldn’t you just pay cash and sell on seller carry backs, or buy on seller finance and sell on a wrap? If they are so plentiful, sell a couple take the tax hit and then pay cash for one, then sell on a carry back. What am I missing?

@Jacob_Naviaux I replace if budget allows and impact on arv will be significant enough. Also easier to replace when vacant

BRRRR investors: You buy a property where the HVAC and roof are both 20–25 years old, but still working fine. No leaks. No issues. Do you: 1. Leave them in place and run them until they fail, knowing you’ll likely be replacing them in the next few years or 2. Replace them during the initial renovation so you don’t have to deal with it while the property is tenant-occupied?

3 things you 100% need to know getting started with flipping: 1. You’re not renovating the home to your taste—you’re renovating it to the taste of the local market. Look at the comps you’re targeting and copy the finishes and design they used. No need to reinvent the wheel. 2. You don’t need to want to live in the area you flip in. What matters is demand. If comps are selling quickly, people want to live there. Your personal preference is irrelevant. 3. Hiring a GC doesn’t mean you can be hands-off. The second deal I ever used a GC on was the last time I did. The quality of his subs’ work was so bad I had to redo a bunch of it. If you’re working with a GC for the first time, check the job regularly (1–2x per week). Once you build trust you can back off a bit—but never completely.

@ThinkAppraiser @Jacob_Naviaux And this is why Im doing this in Ohio

@Jacob_Naviaux Lmao, believe it or not tons of people do that and just keep it for their family Flipping is so hard because this is what you’re competing against

Total dump fixer in Anaheim needs $150k+ in repairs Listed for $830,000 sells all cash in 4 days for $873,000 Ca real estate is crazy. 🤪

@CollinJHumphrey What you need to do? 👀 you mean sit right? Right??

Would you trust this floating bench to do what you need to do in the shower??

@Jacob_Naviaux Yikes I feel like that coverage is goated if its even a thing. I gotta check my coverages lol. Also a reason why I don’t do section 8. The tenant quality increases risk of behavior like this.

@failuntiluwin Doesn’t coverage vandalism done by a tenant

Evicted a tenant for not paying rent. Her revenge? Clogged every drain in the house and turned all the water on before leaving. Flooded the entire place. And they say owning real estate is passive 🙃

Just got offered to rent my house thats listed for a mid term housing situation. Third party company reached out and said they are finding a rental for their insurance client who had their house but on them. I negotiated for them to pay $2350 since it’s atypical and a 6mo lease which would end in October. Im only asking $1995 Seems like a great opp to me and then straight back to listing as rent to own again

Zillow fires back at Compass/Rocket/Redfin Today, Zillow announced "Zillow Preview", a "product" that makes "pre-market" home listings visible on their site Launch partners include Keller Williams, REMAX, HomeServices of America, Side and United Real Estate

Is this acceptable? I know my answer

Open house Scheduled today. Got 40 contacts to schedule a showing. About 5 people prequalified and coming to the open house. Most did not book it once they saw it was a rent to own. Hopefully it wont take too long to lease this place. $5000 initial option payment and $200 a month option payment. All credited at purchase People just got tax refund so helpfully that helps. Would you do a rent to own?

Got an appraisal for my first exit Pp was 69k Reno 18k Underwrite a 125k arv Rented for $1300 Got the appraisal at 94k 😂 (crap in my opinion) Did a rebuttal and it bumped to 100k Fought it more because that was still crap data they used. Got a new appraisal for free and arv came to 120k Thank god I fought this..

@N8RealEstate I am but getting quote in the low 7s Doing 2 refinances right now

Are you all doing a lot of refinances right now? I'm holding a few 8-9% interest rate loans on my rentals With rates being in the 6's now I'm going to try to get out of these

Is everyone dealing with unresponsiveness with contractors. Always super hard to reach to. Had this experience with different people. Wondering if thats just a bit of a standard in the industry. Any contractor out there?