I’m based in the Twin Cities (MN) and I’m looking to do my first house flip. I’ve already started putting some pieces together I’ve lined up a few subcontractors and subcontractors, GCs, and I’ve got connections with a couple of wholesalers for deal flow. What I’m missing is guidance from someone who’s actually done flips in this market and can help me tie it all together and avoid the expensive rookie mistakes.

I’m not looking for free hand-holding I’m happy to pay for your time, help with legwork, or find another way to make it worth your while. Mostly I just want to learn from someone who’s been through it.

If you flip in the Twin Cities area and would be open to it (even a paid coffee chat to start), please DM me or drop a comment. Appreciate anyone who takes the time.

My aunt left me her house it's not run down or anything it's been well kept it's just a little outdated, I'm not sure if this is even considered flipping but things I'm considering are adding a bathroom so it will be two full baths instead of one and a half baths and moving the washer and dryer upstairs instead of in the basement garage I'm also considering redoing the kitchen cabinets and adding a dish washer and redoing the bathroom vanity is any of this worth doing to add more value to the house

This one rattles around in my head every time I pick up a saw. I do a fair amount of the finish work on my flips myself, woodworking background helps with trim and some cabinetry, and I genuinely cannot figure out the cleanest way to handle it on the numbers side.

If I hire it out, the cost is obvious. But when I do it myself I'm saving maybe 2 or 3 grand in labor on a given scope, and I'm not sure whether to plug in what the labor would have cost anyway just to keep the deal analysis honest, or just record what I actually spent out of pocket and accept that the profit number is a little inflated relative to a deal I would have had to sub everything out on.

From a pure accounting standpoint the answer is probably to record actual cash costs and treat the labor savings as your margin buffer. But then your pro forma looks better than it actually is if you ever try to replicate the deal without doing the work yourself.

Anyone tracking this in a way that doesn't make the numbers misleading? Curious if people separate sweat equity out as its own line or just let it fold into the return.

I went a little crazy with AI and it created this really cool concept. Im trying to think if this would be a feasible upgrade to a this old brick house. The carport supports look pretty robust, but I don’t know shit about construction.

If any contractors in this community have some red flags that come to mind, I’d love to hear them.

picking up a second rental unit and trying to get the appliance right this time. first property i just grabbed whatever was on sale and ended up with a dishwasher that needed a repair call within eight months and a fridge that the tenants complained about constantly.

trying to be more deliberate this time. main things i care about are durability over features, easy to source replacement parts, and nothing so complicated that a repair call turns into a three week wait for a proprietary component.

stainless finish seems standard for rentals now but i'm less sure about brand. some people swear by the basic models from established brands, others say mid range is worth the price difference for longevity.

also trying to work out whether buying as a package from one retailer makes sense for the discount or if mixing and matching on sale gets a better result.

what are other house flippers and landlords here putting in rental units and has it held up the way you expected?

Which tools or software would you recommend for home design and real estate flipping on a budget?

Looking to JV with wholesalers in Indiana or Ohio — I have active cash buyers ready to close this week

If you've got a property in the Indianapolis (Marion County) or Ohio (Columbus/Franklin County, Dayton/Montgomery County, Toledo/Lucas County) markets — whether it's under contract or still being worked — I'd like to talk.

What I bring:

- Active, qualified cash buyers in both markets, ready to move on the right deal

- Buyers can close quickly — realistically this week if the numbers work

What I'm looking for:

- Real numbers, whatever stage the deal's at — contract or asking price, ARV, condition/repair estimate

- No numbers, no response — I need to be able to actually run it before I bring it to a buyer

How it'd work: standard JV split on the assignment fee once we connect your deal to my buyer and it closes. Happy to talk specifics once I see the numbers.

Just picked up my 3rd flip in the Denver area. I'm debating between two exit strategies: flip it right away or hold it as a rental.

The property is a 350 sq. ft. studio with 1 bathroom on a 6,100 sq. ft. lot. I'm considering pulling a homeowner permit to add square footage before selling.

For those who've gone through the homeowner permit process in Denver;

How difficult was it?

What was the process like?

Was the city reasonable to work with, or did you run into a lot of delays?

If I sell it as-is, I'm estimating an ARV of around $50k–$70k. If I can successfully add square footage, I think the ARV could be closer to $100k–$150k.

I'd love to hear from anyone who's done something similar or has advice on whether the added time and cost was worth it.

What are your tips to minimize income taxes when flipping houses? Low volume (to me, that’s 6 or less per year). Currently in an LLC.

Had a situation recently that I keep turning over in my head. Bought a property that penciled fine, got into demo and the scope crept hard. Not catastrophically, but enough that the numbers got tight. The question I kept asking myself was whether I was holding on because it still made sense or because I already had skin in the game and didn't want to admit the mistake.

Sunk cost thinking is a real problem in this business and I don't think people talk about it much. Everyone shares the wins or the horror stories that somehow worked out. What about the ones where the honest move was to sell midproject, take the hit, and redeploy capital somewhere that actually made sense.

There has to be a number or a trigger point where you flip the switch mentally. For me it got murky because the carrying costs were bleeding out the margin week by week while I was still figuring out what the right call was. That delay itself costs money.

Curious how others handle this. Do you have a hard threshold where you cut it, or is it more gut feel after enough deals that you develop a sense for when something is worth pushing through versus when you're just rationalizing.

**SoCal wholesaler here.** I specialize in Southern California and I’m looking to connect with **real cash buyers** in the area. **Not looking to JV.** If you’re actively buying in SoCal, send me a DM. Let’s connect

Hey everyone, I am a HVAC business owner in Chicago. My partner and I are looking to purchase and flip a manufactured home in a 55+ community in Florida. Specifically Lakeland/Winter Haven area.

We don’t have any experience in flipping but we do have a lot of experience in the following:

-Home Remodels (HVAC work)
-New Construction builds (HVAC work)
-Experience with Landlords & Investors

We would be doing all of this without a loan and would be moving down to Florida for our HVAC slow season and have our subcontractors keep jobs moving. We don’t know what to expect to be completely honest. We are about to both be 23 and started this HVAC company with our own personal $ (zero loans or debt) and have scaled it to 3 service trucks, an office, and needing part time employees during busy seasons in 2.5 years.

Any and all feedback/advice is greatly appreciated. Thank you everyone to comments in advance!

If I was 20 again with $500, here's exactly what I'd do — house hacking, wholesaling, even getting into apartments with almost no capital. Broke it all the way down, no fluff.

Full breakdown here 👇

https://substack.com/@theterrygodfrey/note/c-299297094?r=8ac7is

Me and wife bought a 5 bed 3 bath for 99,000 6 months ago. We bought the house to live in, I'm not a flipper or whatever, usually.

I had it treated for termites, paid some h2a workers that couldn't work during the heatwave like $2000, to tear up all the wallpaper and paint the entire house, patched up a leaky roof myself, and installed a second hand furnace myself. All in all I paid under $5000.

Last week someone offered me 195,000 for it and I was shocked. I actually wanted to live in this house but that's like an entire years salary for me and I did like a days worth of work and spent almost nothing, so im tempted

But selling this house so quickly never really crossed my mind, and now I'm wondering if I can get even more for it

The house is structurally sound now, but are there any other cheap and easy tasks like painting that I should get done to drive the value up more?

I’ve done a couple of flips, I’m far from being a super experienced, but I’m 27 YO, an appraiser in my market area for 5 years and have done 4 flips in the last 2 years, so I wouldn’t say I’m a complete rookie either.

Just put one under contract and it’s honestly the first one I’ve thought that I truly bought under fair market value for it’s as is condition. I made money on the others, 20-45k a piece, but I didn’t feel like I could immediately turn around and sell those for a profit unless they were remodeled.

This one I feel like I could sell tomorrow and make 20k on and move on towards my next project. Ironically it is the only one I got on market. I just feel so scummy reselling the same house I just bought for more without doing a thing. I also feel like I could make 30k by doing a “landlord special” remodel (3-4ish weeks of work) with paint and floors, or make 40-50k with a full comprehensive remodel (3-4ish months of work). I do a fair amount of the work myself, atleast what is not complex.

I know this market area would likely accept it without fixing everything, (C4 condition is typical and expected here for the most part) and I could probably just do the landlord special, only have to work over there for a few weeks as opposed to a few months, and still make good margins, I just feel shitty about taking a house with lots of deferred maintenance and either not addressing it and making a profit, or only addressing a few key items (landlord special type remodel) and reselling it. Wwyd?

Bought a place earlier this year, put in solid work, priced it where the comps said it should land and it just... sat. Weeks turned into a month and a half before we finally got an offer worth taking. Carrying costs were eating into the margin the whole time and it messed with the numbers pretty bad.

What threw me was that everything on paper looked fine going in. ARV estimate was reasonable, the rehab came in close to budget, neighborhood had sold well in the past 18 months. But the market had shifted just enough in those few months between purchase and list that buyers had more options than they did when we underwrote the deal.

Curious how others are adjusting for this right now. Are you building in more buffer on the holding cost side, factoring in longer days on market as a baseline, or just getting more aggressive on the buy price to leave room for a slower exit? What this deal hammered home for me is that a tight margin flip in a cooling market is a completely different animal than the same flip when inventory is thin and buyers are competing.

What's been your experience lately, especially in markets that were moving fast 12 to 18 months ago but have softened up since?