Real Flipping Tough. As Dan Eaton and Russ Dermot intrepidly walked into the house they were taken aback

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1 Real Flipping Tough The smell was rancid. As Dan Eaton and Russ Dermot intrepidly walked into the house they were taken aback by the stench. It was like a slaughterhouse that had lost refrigeration. The power had been cut weeks before, giving the pounds of deer meat ample time to rot and fester in the now useless freezer. The meat, waxy, stiff and blue, gave off a vile odor that stopped the men in their tracks, but not enough to make them leave. Surrender was not an option; they were here to make money. They are a professional house flipping team, Eaton-Dermot, and this nauseating cleanup was just a detour to making a profit. House flipping, the buying, repairing and reselling of homes for a profit, has become a popular way to bring in money for many buyers and investors, but it is certainly not without its risks and challenges. There are however, practices that professional house flippers consistently adhere to, and avoid, that can be implemented by first time flippers looking for success. Knowledge of construction This seems obvious enough, but not being knowledgeable and efficient with tools and construction will cost a flipper time and money, and is just one of the things that separate a professional from an amateur in this business. Reed Dietz, investment professional and partner in Dietz Property Investments Inc., said his father s lifelong construction knowledge and experience, as well as access to expensive equipment, is the reason why his house flipping company is able to spend less on repairs than the average amateur.

2 We can rehab a home for about 50 percent less than it would cost a normal person to rehab a property, Dietz said. Without the same array of tools at their disposal, the amateur flipper may find that the process takes longer than planned, and that is the surest way to lose money Dietz said. The average rehab time should be around four to five weeks Dietz said, any longer and the mortgage will begin to tear into your profits, and construction mistakes are often a downfall of the amateur that lose them time and eventually money. Knowledge of the area House flippers should be as familiar and comfortable with the areas that they chose to flip in as possible, and avoid randomly choosing homes to flip without first considering the neighborhood. Jim Roehrenbeck, a realtor who works with several professional flipping companies, said that it is essential to know the area: the average home price, the average selling time and most importantly, the school systems. No matter what your price point is, people still care where their kids go to school, Roehrenbeck said. Eaton and Dietz also said that they consider school systems to be an enormous factor in choosing a home to invest in, and are willing to spend more to do it. The better the school system, the more we are willing to go, Eaton said. It is also important to be knowledgeable when choosing the area based upon what types of homes occupy it, and what you as a flipper will feel most comfortable working in. Dietz said

3 he and his father work almost solely in suburban homes from the 1970s or 80s, while Eaton and Dermot prefer to work in country homes. Everyone has their niche, their bread and butter, Dietz said, noting that most successful flippers tend to stick to one neighborhood or style of home that they feel most comfortable working in. Getting the funds House flipping may seem like an enticing option for many as the market has been flooded with foreclosures since the housing crisis hit, but now loans are more difficult to get, and breaking into flipping is even harder than before Dietz said. Professional flippers often have the luxury of rehabbing several properties at once so that their capital is never fully tied up. Many, like Dietz, work with financial backers and investors to keep cash flowing, but amateur flippers rarely have wealthy investors at their disposal. For the first property bought, Dietz emphasized the importance of having cash to pay for all or as much of the home as possible. This is by far the greatest hurdle to getting started, but without that initial investment it is simply not possible to begin to build up a portfolio Dietz said. The costs to be considered are the price of the house, closing costs, taxes, materials and about six to nine months mortgage payments Dietz said. Because of the initial investment required, house flipping is not a viable option for everyone, but those with capital are more likely to find success in the business. said. If you have liquid cash you can get a better deal than if you are bank backed, Dietz

4 The idea of producing enough money to start can be daunting, but many flippers specifically target low cost homes that would appeal to the first-time home buyer once repaired. Dietz said he generally spends $50,000 to $80,000 to purchase a home, and then $15,000 to $25,000 to rehab it. Eaton said his average purchase price was $75,000, but stressed the importance of spending as little as possible on the property. It should be as cheap as you can get it, otherwise you re taking a risk, Eaton said. Another benefit to choosing less expensive homes to flip is that the holding costs are less and it enables you to do multiple properties at once Dietz said. Have realistic expectations Just as an amateur probably won t begin their flipping career by working on the most glamorous homes, the returns will also be smaller as they hone their skills. Dietz recommends starting with a home that does not need a complete overhaul. Go for a home with a nice exterior but a beat up interior, or vice versa, Dietz said. A beginning flipper will probably see less initially, but most professional flippers tend to see average returns around 20 percent Dietz and Roehrenbeck said. It is also important to know which parts of the home will be the best to work on for time and cost effectiveness. Paint and carpeting are always needed, Roehrenbeck said, and kitchen and bathroom remodels are usually next on the list. The repairs need to be carefully budgeted before buying the house. If the repair costs will go over $25,000 then chances are that it will take longer than the preferred four to five weeks to rehab it Dietz said, and then that home should probably not be bought.

5 Dietz said he paints everything. For cabinets, doors and trim he usually uses white to make it pop and make it look fresher to potential buyers. He also re-floors every room. In addition to interior work, Dietz said he often paints the exterior and puts in all new windows. But there are also some repairs that may not be worth the time for a flipper. Foundational issues and mold are Dietz s top two problems that he tries to avoid. You have to bring in an excavator, it s extremely expensive to hire out, Dietz said. In addition to repairs, there can also be strenuous cleanup involved that may take a strong stomach to cope with, Eaton said, such as pet urine and the aforementioned rancid meat. Once an amateur flipper is truly in the position to start, one of the best ways to progress as a house flipper is by working with a partner Eaton said. Having a partner equals out the risk and time getting things done, Eaton said. Two minds, two ideas. I wouldn t do it alone. Having a partner does mean sharing the profits, but it also means easing many of the difficulties surrounding house flipping, and it is also a good way to ensure that too much of your taste doesn t creep into the home s styling Eaton said. Buying it right The world of house flipping can be exciting, risky, laborious and sometimes disgusting, but that should not necessarily deter someone with the skills and the means to start. An amateur will not likely have the same success as a professional, at least not immediately, but Eaton stressed the importance of buying it right to reduce some of the issues that can come with trying to flip a house for the first time, and to promote continued success.

6 Buy it right: in cash and at the lowest price possible, Eaton said. You have to know what you re doing and what you re getting into, but mostly; you have to buy it right. -30-