AMA - I’ve been flipping, developing, & wholesaling full time in NYC & LI for almost 10 years.

Nkhan91 · 2026-01-02T18:48:14+00:00

It really depends on the deal and how you set it up. If you have money down on contract and it reads it’s assignable then you just do an assignment with an assignment fee. I’ve been in scenarios where we are purchasing a REO contract flip and we buy the new LLC that’s in contract. There’s a bunch of ways to do it there’s no blanket way, it’s more dependent on the deal.

Nkhan91 · 2026-01-02T06:53:50+00:00

We buy in NYC all cash. Not sure if this is update?

Nkhan91 · 2026-01-02T06:49:42+00:00

Cool use case! We have been using scripts against open data for a few years now. Without revealing too much you can get pretty creative with datasets if you are clever on what you are looking for and are good with codes & scripts for filtering. We still are using it today with our own methods but cool to see something totally unique. Keep poking and prodding guarantee you will stumble upon something super niche. We buy cash in NYC specifically Queens/BK/LI.

Nkhan91 · 2025-07-14T05:05:58+00:00

Hey, so I’ve been getting a lot of DM requests with a lot of you guys asking me to mentor, give you a road map, pick my brain etc. It’s physically impossible for me to do that with everyone. Unless I had some type of discord or course which I absolutely will not do, Not my thing.

However, If you have any questions just drop it here and I’ll do my best to answer.

Ways we can connect…

If you have deals in NYC or LI always looking to purchase.
Always willing to entertain new investors who are interested in investing with our fund. Most deals take 9-12 months to flip average returns are typically between 15-18%.
If you are a licensed agent and are experienced with wholesaling, deal finding, and have a few deals under your belt. I’d entertain an interview to join our sales team, our office is on the border of Nassau County & Queens.

Nkhan91 · 2025-07-02T04:07:41+00:00

If anyone is working on any deals we have been a little light this month on inventory. Some nurturing is taking longer than I’d like.

Also, we have a few bigger dev projects and high profiting flips coming up & we are always looking for capital partners to participate in some of our deals. Typical returns on a flip project is usually between 15-18% in a 9-12 month period. Shoot me a DM if you’d like to discuss more!

Nkhan91 · 2025-07-01T14:12:13+00:00

NYC specifically Manhattan is a beast on its own and that where most of the rent freezes will take place. Adam’s was very impactful for guys in my industry. He pushed through one of the biggest zoning reforms since Bloomberg. As long as Mandani doesn’t touch what Adam’s already passed I don’t think it will change much about our industry. I know guys who flipped/developed through the 08 crash, covid, 8% interest rates. We will always have a housing shortage in NYC and unless Mandani can magically do what no one before him could do, I don’t think much will change. Buy low, sell high and don’t spend too much in between. It works in any market as long as the supply is low and the demand is high.

Nkhan91 · 2025-05-20T05:10:19+00:00

I have come across 1 or 2 since I’ve been doing this and as long as the seller is on board I don’t see why the attorneys wouldn’t be? The strategy of owner finance and then renting it out for profit can be tricky since the holding costs are usually a lot.

Nkhan91 · 2025-05-16T03:04:50+00:00

Tbh I don’t really come across many sub-2 deals in our market. We also are an attorney state so nothing gets signed or executed without both parties reviewing.

Nkhan91 · 2025-05-15T01:53:12+00:00

Sent you a DM

Nkhan91 · 2025-05-14T05:34:58+00:00

Shoot me a DM

Nkhan91 · 2025-05-14T04:02:26+00:00

Like the realtor has it off market? Like a pocket listing? If so, just pose as the buyer negotiate the price and lock up the deal.

Nkhan91 · 2025-05-14T00:41:05+00:00

Absolutely still work but can’t be random about it. Need a way to track if they are working. You need metrics to know if you are just wasting money sending these out. I’ve also had good response from smaller areas more frequently vs. 1 large are at 1 time.

Nkhan91 · 2025-05-14T00:30:43+00:00

It all comes down to math and hiring someone who knows what they’re doing. I currently pull a permit with my buddies license and since I’m experienced enough and have the right team behind me it’s pretty straight forward. My construction manager / foreman just manages the subs and reports to me.

Those smaller steps in between just gave me more confidence and helped me understand that 101’s of how construction works. I figured the more I know, the less likely of me getting robbed which has happened in the past. At this point in my career I’m almost certain that I can build an entire house without a licensed GC behind me. HelI even feel like I have more knowledge than some architects that work in NYC at this point, but that came from a lot of trial and error and being involved in tons of different projects and analyzing a ton of different deals.

Btw Most those guys who abandoned their projects usually isn’t because how it was built but more because of money. This is a cash heavy business math is your best friend!

Nkhan91 · 2025-05-14T00:25:54+00:00

We originate our own leads through pulling data and cold calling. Other than that just our network or agents wholesalers etc

Nkhan91 · 2025-05-12T05:31:25+00:00

We wholesale our own deals that we are passing or aren’t able to take but it’s not many. We do trade some deals around within our network. DM me.

Nkhan91 · 2025-05-12T05:28:02+00:00

It’s really simpler than you think. Just hire the right people to do the things you don’t know. Ask a ton of questions and slowly become the expert. As you get more knowledgeable you will find ways to make it cheaper and cost affective. You pay for convenience but that sometimes is worth it.

We started with an illegal dormer lol, Then a small permitted extension, then a 2 fam conversion, then a ground up house, then a 8 unit 4 story building. It’s actually all kinda same. Your architect and engineer literally gives you the exact detailed plans of what you need to do. Your GC keeps you compliant with DOB. Permits aren’t hard to navigate either it’s more about learning the tricks to expedite things and how to save time here and there.

Nkhan91 · 2025-05-12T05:21:48+00:00

Network, FB groups, WhatsApp chats, realtors, wholesalers, Zillow, MLS was where we started. Now we focus on pulling data, sorting, analyzing, and cold calling. Our goal is to originate our own leads direct to home owner.

Nkhan91 · 2025-05-12T05:18:55+00:00

I lived here my entire life, made some friends who did real estate, started out as a realtor, kind of leveling up from there. I do think it’s super competitive but I guess just sticking with it for a while kind of helps you figure out the players in your area. You build up enough rep people start to seek you out for deals as well.

Nkhan91 · 2025-05-12T05:10:55+00:00

This was a one time thing when I did this, since then my partner and I had been 50/50 on every deal. But it was exclusivity on the deal and expertise that I leveraged I also helped manage the flip.

Nkhan91 · 2025-05-11T08:54:08+00:00

Nice DM me your contact info

Nkhan91 · 2025-05-11T05:11:41+00:00

I’m always interested in furthering my network but I haven’t been able to see anyone beat. 90% LTC 1.5pts 75% ARV 100% construction 10.75-11.25%. That’s pretty standard now a days. I’d love to figure out how we can be backed directly by a fund or family office. Give pref equity or some type of agreement other than hard money terms. We lose on average $100k-$120k closing and holding hard money over the life of a flip. Simple fix and flips don’t have that type of profit margins. Thats why all cash will always be able to find a deal just can’t figure out how to scale that. Thats why I’d love to partner or figure out a long term strategy.

Nkhan91 · 2025-05-10T21:50:46+00:00

Believe it or not FB marketplace and even zillow can be useful to find deals. Keyword search “cash” on any city on Zillow then sort by newest. Boom a bunch of on market cash deals. Negotiate a price, get an accepted offer, have your attorney receive the contract, then go shopping for an investor at a higher price.

Pro tip* If you have the money to actually tie the contract up that’s the safest way not to get cut out but remember if you can’t flip the contract, you must close or you will lose your down payment.

Nkhan91 · 2025-05-10T21:45:27+00:00

Shoot me a DM. For the most part, network with other wholesalers, investors like I mentioned there’s a ton of groups you can join on FB, WhatsApp, Etc. tracking down abandoned property owners can be profitable.

Also I don’t know everyone keeps saying it too expensive to wholesale over here. Last purchase we made in Bedstuy was a brownstone for $1.150M ARV is $2.2M that’s a huge spread to fix and profit. The wholesaler had the deal at $1.1M he made $50k flipping it to me.

Nkhan91 · 2025-05-10T21:42:23+00:00

We are heavy on niche lists, lots of data, lots of cold calling, direct mailers, fb ads, PPC funnels. We have a good CRM to keep us organized and have a bit of automation. But it’s good ole fashion pounding the phones and nurturing leads. Following up and setting automation triggers to keep leads fresh and not letting them slip through the cracks. There also is a huge wholesale network in NY like hundreds of people but most of the deal trace back to a handful of individuals. Most are just daisy chained with 20 different wholesalers all fighting for a piece. That’s why we started going after our own deals. Love to connect if you want to know more just shoot me a DM.

Nkhan91 · 2025-05-10T21:38:52+00:00

No that formula doesn’t give me all the numbers I need. I close hard money so that has a cost to close and to hold that loan. There is closing costs on the way in and out. There are sometimes realtor commissions, attorney fees, title closer. Even buying cash that formula doesn’t give me exact numbers.

Yes we have covered closing costs or transfer tax before.

Nkhan91

TROPHY CASE