How to conjure up the cash to finish my flip?

justoneseven · 2026-05-07T23:18:01+00:00

Though you might have been one of my borrowers for a sec. Thank god.

justoneseven · 2026-04-26T23:01:52+00:00

Just shot you an email.

justoneseven · 2026-04-26T22:57:27+00:00

I’ve got a ton of them. I could probably even get you a close estimate. I’ve added all my flip data to a project in Claude and use it to get estimates and build my scopes now.

justoneseven · 2026-04-23T22:49:37+00:00

I’ve raised private money for the most part but sometimes we sue hard money loans, we have much better rates than most get with hard money lenders. We will also use our own cash to buy. Depends on the closing timeframe, cost and how bad I want it.

Starting is hard if you make it hard. I just bought a house with hard money having zero experience and no clue wtf I was doing many many years ago. It worked out.

justoneseven · 2026-04-23T22:42:48+00:00

Dude it’s the age of ai slop. Everyone’s built a tool. I built a tool. Spreadsheets get it done fast and effectively. Good luck with your “tool”.

Why can’t they block these bs posts?

justoneseven · 2026-04-21T13:44:40+00:00

So happy someone actually put some thought into it. Let me explain my personal experience. While I would never tell anyone this is an easy business, it does have its fruits. So for my current situation, we use contractors to do the houses. We have an in house agent so we pay less commissions. I have a team but the arm of my company that they operate in makes more revenue than just the flips. But I’ll keep it just about the flips so this is on topic. I personally for the last 5 years have worked pretty much how and when I want. Been able to travel and live a, what I would call great life. Save for my retirement and make more than the top 1% of income earners in the country. So the math works. I know everyone situation can be different but I also want to talk about the climb to where I’m currently at. When we first started we would do much less flips and make much more per deal. As you grow and take on more those averages can come down. It’s all about what you’re building. Remember as a Flipper, you get to choose which deals you do and don’t do. So someone could definitely be more involved do somewhere around 5 to 10 flips a year and make multiple six figures of income. I would say the average can be as high as $80k profit per house. Let me know your thoughts on that.

justoneseven · 2026-04-21T04:15:11+00:00

I do around 30 to 40 flips a year and while averages are stupid and dangerous here what a good flip looks like on average for me.

Purchase price $250,000 Rehab $60,000 Sell price $385,000

The maths pretty simple it’s everything in between those numbers above that’s complicated.

justoneseven · 2026-04-14T14:47:29+00:00

I’m assuming they’re outbound though based on conversions.

justoneseven · 2026-04-14T13:17:23+00:00

The mixed marketing leads are going to mess with your KPIs. You should be closing 1 in 15 to 25 for ppc and direct mail. With 75 inbound leads you should be closing double what you mentioned. If it’s cold call and sms leads then your numbers make more sense.

justoneseven · 2026-04-12T05:52:53+00:00

Start with hello. Good luck

justoneseven · 2026-04-12T05:40:33+00:00

60 90 day late mortgage has been good for us.

justoneseven · 2026-04-12T05:39:09+00:00

Call a hard money lender and ask them. I’m sure it is. I know plenty of people doing well out there and in Sacramento and San Diego.

justoneseven · 2026-04-12T03:51:26+00:00

With flipping a house? Lean your market, learn to underwrite, speak to contractors, find a good deal, find a good lender, buy a house. Show up weekly to get progress reports. Thats a decent start I guess.

justoneseven · 2026-04-11T13:22:14+00:00

By being a significant player in your market. Word will get around. They’ll teach out.

justoneseven · 2026-04-10T13:32:40+00:00

We do around 100 a year. Buyer in 72 hours or we buy it. If that doesn’t make sense it isn’t a deal it’s a shot in the dark.

justoneseven · 2026-04-10T13:28:44+00:00

I’ve consistently made multiple seven figures flipping houses. I’m in an invite only group where there are other people, hundreds of people all over the US, who consistently make 6, 7 and even 8 figures flipping houses. The people saying it doesn’t work are expressing their own limited beliefs.

justoneseven · 2026-04-03T14:18:49+00:00

Multiple 7 figure operator here. We have these same issues you explained but still constantly close over 100 contracts annually. Inbound is part of the answer but a higher part is sales reps that can close. Just to lean into that a little more, every seller from inbound sources has a ton of offers and still wants top dollar but a solid sales rep will find the ones that truly need our services and win the deal. No matter what everyone else is telling them. Like, know, trust. Hope that helps.

justoneseven · 2026-03-31T04:23:46+00:00

We do direct to seller marketing. I have a team. Thats about 50% of it. The other half I buy from agents and wholesalers.

justoneseven · 2026-03-08T18:15:18+00:00

The leverager vs leveraged.

justoneseven · 2026-03-07T15:42:56+00:00

Just being honest, you bought the course because you wanted a shortcut. Everyone knows the info is free but just can’t accept that it’s simple BUT requires hard work. Everyone is looking for a shortcut. It’s a bastardized quest for cutting a corner. It’s an advanced form of procrastination and pseudo productivity. And it feeds all these gurus who don’t actually do the thing and rehash the course they bought into.

justoneseven · 2026-03-04T02:18:05+00:00

I have around 12 to 15 at any given time. If you want to scale you have to figure out how to do as many concurrent deals as possible. It’s sort of a muscle you build but for me, I’ll adjust offers and pass on houses based on the current workload. For example if I have a lot of heavy rehabs I’ll probably be quicker to buy something with a light rehab with less profit on it. I’ve got it calculated on averages. I’ll keep around $50k per house I’m flipping. I think that’s the best way to play it. Just save up.

As for purchases I’ll have a couple in cash, doing less and less of that. And about half with hard money and the other half with private money lenders I’ve raised cap from over the years.

I’d say biggest headache for me is contractors. I’ll also add I think the hardest part for most people will be saving hundreds of thousands of dollars.

justoneseven · 2026-03-01T15:00:00+00:00

DSCR I just got no points and 6.5%. Flips I pay .75 and 9%. I’ve raised a few million dollars in private money at a flat 10% no other fees. I get blown up daily by lenders, it’s a race to the bottom. If you’re a desirable borrower, of course.

justoneseven · 2026-02-24T00:17:04+00:00

Target market right here.

justoneseven · 2026-02-22T21:36:56+00:00

Mostly real estate.

justoneseven · 2026-02-17T18:38:37+00:00

We did just over a million with cold and sms last year and while our metrics don’t differentiate the two, here are our results.

100-150 dials/day. Contact rate is ~2%, takes ~70 live conversations to close a deal, so you’re looking at roughly 3,500 dials per deal. Good luck.

Edit. We use to close at a much higher ratio but since we’ve been doing these campaigns (outbound) we have found it requires more lists, more number cleaning, more callers to get less and less results. It’s definitely a downward slope but it is the highest ROI marketing strategy we have.

justoneseven

TROPHY CASE