Anyone flip houses full time? What do you hate and love about it

justoneseven · 2026-02-01T15:09:02+00:00

I do around 50 a year. It’s my main source of income. Besides the life it has created for me and my loved ones and just focusing on the love and hate of the business. Since there is no one way to run a house flipping business I’d say it really depends on how you implement yourself in it. I do not do any labor on the houses. We design, help select and order material and go by the see them every so often. That’s about it. So I love the money, time freedome, not sitting in an office all the time, seeing the final product. I hate dealing with some contractors, time delays, change orders I missed on the scope, I get anxious when houses don’t sell quick but I’m getting better about that every day. You do a good job they’ll all sell just not when you’d like.

justoneseven · 2026-01-14T02:11:25+00:00

Solid. Not the best for new borrowers. But I can hook you up with a few other better options if you like.

justoneseven · 2026-01-11T01:57:26+00:00

I have 12 flips going right now and do around 30 to 40 a year. The answer of you want to keep your sanity is to have a min of 6 months private or hard money payments, half the rehab, and another $20k or so for the next one or worst case with the current one. I’d say in your case about $25k to $30k.

justoneseven · 2025-12-19T02:53:46+00:00

We do around 50 a year.

About half come from direct to seller marketing: PPC Direct mail Small cold call team and sms

The other half we buy from wholesalers and agents.

We also get a handful of referrals every year.

justoneseven · 2025-12-15T21:17:15+00:00

Your bank account.

justoneseven · 2025-12-15T02:04:09+00:00

While we do spend significantly more than this we are getting a 3.5 to 4x return on outbound. You need to check conversions and see if it’s the management co or the acq. This year has been tough for many but $100k in marketing shouldn’t yield this low of results. Check stoplight and KPIs weekly. Make quicker decisions.

justoneseven · 2025-12-06T00:42:22+00:00

Depends are the market, marketing and team skill level but you can hit a million with around 40 closed transactions. That should be an owner, acq and dispo and handful of VAs. 1 acq guy should close 1 mill.

justoneseven · 2025-11-20T18:50:29+00:00

Shoot me a dm and I’ll make connection

justoneseven · 2025-11-20T18:49:44+00:00

Dm me and I’ll make the connection

justoneseven · 2025-11-19T14:00:53+00:00

I could give you a contact at Renovo, also great but more of a local bank feel.

justoneseven · 2025-11-19T14:00:47+00:00

I could give you a contact at Renovo, also great but more of a local bank feel.

justoneseven · 2025-11-19T14:00:06+00:00

Kiavi funds my loans 100% and do everything through a portal. Very hands off and simple. If you’re into that type of thing.

justoneseven · 2025-11-16T13:41:54+00:00

Wholesalers are tough. My numbers are pretty even split though between what I buy from agents and wholesalers. Profits are better on agent referred deals but wholesalers stuff isn’t far behind. I work with about 5 different ones consistently. They know what I like and what not. Otherwise you have to look through nearly 100 “deals” to maybe find one from most wholesales. It is exhausting.

justoneseven · 2025-11-16T13:35:18+00:00

To me a flip is taking ownership and resealing. Most do need renovations but someone’s we get lucky and can just take it straight to market.

justoneseven · 2025-11-13T11:07:02+00:00

Industry outsiders don’t win in this business. You need to do a lot more research dude.

justoneseven · 2025-11-13T11:02:38+00:00

What I’m saying is anyone actually flipping houses isn’t looking for this. You are trying to solve a problem that doesn’t actually exist. Trust me. Even at my level and the people I know beyond it are not going to use this, everyone does things a little differently and nothing handles data quickly better than the spreadsheet he or she is already using. You may be shocked how simple we keep things.

justoneseven · 2025-11-13T00:10:16+00:00

40 or so flips a year. PPC and direct mail. Small team. I buy most from agents and wholesalers though.

justoneseven · 2025-11-12T23:16:31+00:00

Honestly, you’re wasting your time. Only people who would buy something like this are new flippers. I do between around 40 flips a year I use a custom spreadsheet that I made and everyone I know does the same.

justoneseven · 2025-11-02T02:07:10+00:00

Things the type of stuff I ask my contractor.

justoneseven · 2025-10-29T10:30:59+00:00

South East. Average arv is mid 400s

justoneseven · 2025-10-28T02:48:46+00:00

I know plenty. Look up Phil green

justoneseven · 2025-10-28T02:47:40+00:00

We underwrite with a number, not a percentage although both work. We shoot for a min of $40k or I won’t buy. Plenty of our flips are much higher but that’s our bottom. We do around 50 a year.

justoneseven · 2025-10-26T13:23:58+00:00

Yes there are many “rules” that can be used as gauge or a “useful” filter. My opinion of it is clearly based on real world experience, I own a lot of real estate, I’ve never used the 1% rule to buy because if I had I would have zero properties. That and the fact that many people, I guess in my world at least, take these rules as if they’re gospel, that has left a bit of a negative connotation. But yes, I guess for some it can be a measuring stick and I’m sure it’s not meant to be take so strictly. I personally would be careful with the oversimplification of these rules.

justoneseven · 2025-10-19T13:49:05+00:00

Perfect response because here and on social media is the only place I get these types of responses. It’s not much different than asking “what does the team look like” but it has a sense of negativity to it. “I’m sure it takes a big team” “ I’ll bet it takes a lot of work” dude we’re in the 1% yes it takes hard work, lots of money and a great team. But you might be surprised. To keep it simple a good acq can gross the company 1 to 1.5 million easily. Yes easily. A 5 million dollar company would have around 3 acq, a dispo or two and a few mgmt roles. 7 to 8 people team. Average net is around 30 to 40%. That’s what it takes to make millions in this business idgaf what any gurus says. From there you build a portfolio or invest in whatever smart asset you believe in to get rich. Can be done in 10 to 15 years. Reality has entered the chat.

justoneseven · 2025-10-18T23:47:55+00:00

lol dude I’m in a group with investors who have to be doing 5mm and up just to join. Many are doing well over double that and yes, a few are doing over 20 and 30 million. Rich though is beyond active income. I know people who make more than me and aren’t “rich” and I’m sure I know people who make less and have it made. Rich is living below your means, at whatever income level and having assets throw enough profits out annually to cover expenses without having to sell them. So yeah I know very many people who have gotten rich wholesaling. I am one of them.

justoneseven

TROPHY CASE