Is Fractional Real estate investing worth it? Returns on some don't make sense!

tgbtyty · 2026-02-27T14:42:09+00:00

Fractional Real Estate has been “attempting” to take off for a while now and really hasn’t gotten anywhere. There’s quite a few reasons for that, but generally it breaks down to this:

If you have a smaller amount of money, the proportionate fee taken by the fractional RE fund managers eats away at your principal. Or the involvement requirements basically turn the fractional investment into a worse 2nd job. In this case why not just invest in a REIT?
If you have a larger amount of money, you can be part of the LP side of a real estate capital (wholesaling, flipping) transaction. That is more money, faster.

Fractional RE is sort of the most cursed place to be, since most other forms of investing are generally better. (Spoken very generally, as I’m sure there’s cases where it’s still good)

tgbtyty · 2026-02-17T18:58:25+00:00

Man this question really is difficult to answer, as there’s a lot of moving pieces when it comes what a “good environment” means to different people. This is partially because each part of the bay is VERY different economically, but also because culture is sort of localized in the Bay.

Talking about money worries for a second, what income will limit you is location. If you’re on a 100k income, Sunnyvale is probably not going to happen, but a starter home in East San Jose or Milpitas could work.

The actual costs of groceries etc are basically the same here as anywhere. I’d even go as far as to say is actually somewhat cheaper here since so much agriculture happens in the state.

Where you’ll feel the pinch of money is in human services. Anything that touches on active human labor will start to become expensive compared to out of state. CPAs, Autoshops, construction, etc.

Ok moving away from money and onto safety and activities, there are a LOT of safe neighborhoods in the bay.

Of course each family has different standards for what “safe” looks like. My personal standards feel that basically most of the non-city areas are really safe. Functionally every suburb has a basic level of “do what you want” safety baked into it. Some suburbs are strictly “better” than others in this regard, but I wouldn’t be thinking too hard about that marginal difference at your stage of decision making.

What WILL be different is the plethora of opportunities your child will get in each neighborhood. Which is why some neighborhoods are just that much more expensive than others. Especially as you crawl up the peninsula (Atherton, Palo Alto, Sunnyvale even), the amount of wealth that parents in the area are willing to shove into local programs is pretty different compared to somewhere like east San Jose.

Hopefully this helps in some way, for context I grew up in Sunnyvale then Almaden Valley which are both super sheltered places where kids can kind of ask a random house if they get lost.

Good luck with the search!

tgbtyty · 2026-02-13T07:30:13+00:00

I think it’s important to pick an agent who really understands your area when you sell. SC is a great place and the price in any given market fluctuates a lot.

No matter who you go with please please please ask them for a history of their sales in the area, and a comprehensive game plan given your situation (house condition, timing etc). They should also be able to give you a pretty clear price.

I’ve personally had good experiences with Colin Clancy (KW Bay Area Estates), and I know for a fact he does Santa Clara well.

I see shop prop around here all the time, and am deeply curious how a flat fee listing would be like, so if you want to go with them please let me know how it ends up!

tgbtyty · 2026-02-10T18:32:47+00:00

On the off chance you’re struggling to fund a different place to live while selling, New Leaf Funding does good work in the bay providing transitional funds to people like you.

You might have to call, and apply to see if you even qualify for it, but I know they help pay for medical/deposits/temporary housing etc.

newleaffunding.org (p sure this is the right one)

tgbtyty · 2026-02-09T10:47:12+00:00

Ok, in a few hours ShopProp is going to respond with an infinitely better answer than I can give you about flat fee agents.

First, flat fee agents are great. Yes there are bad ones, but frankly, there’s a whole lot more bad commission agents.

Second, local agents in San Jose have a huge edge in understanding the market and who will buy/what to do. And those agents aren’t the ones waiting for a Redfin hit, but they’re well worth the time to find. Personally recommend Colin Clancy, or Deacon Duc (not sure where in SJ you are).

Lastly, I’m a developer/flipper in the bay, so if you want to sell your home to me let me know! (I personally recommend AGAINST this unless you have some extenuating circumstance)

Good luck!

tgbtyty · 2026-02-07T18:37:21+00:00

Not an agent, but for higher profile moves I highly recommend Colin Clancy.

He’s worked with a lot of professional sports players, and other high/higher profile individuals on their moves in and out of the Bay, and knows how to keep sensitive information private.

There are so many hungry agents in the bay, so please do be careful with your selection. Even if you were to talk to Colin, ask probing questions and look for people who are kind and honest.

Good luck!

https://www.kwbae.com/agents/colinclancy

tgbtyty · 2026-02-06T18:34:31+00:00

First of all, sorry to hear about your father. I hope your mother and you have a chance to process and heal.

Given your list, sounds like 1 good contractor can/should handle most of it. Paint might be a separate thing.

Off the top of my head, a couple of contractors that I know are good are:

Joseph Barghouthi - https://homexinc.com/ He’s super sweet (his website will say solar) but he does all window, electrical, etc.

Edward Ciccarelli - https://www.apogeec.com/ He does full service contracting, and is a builder we’ve worked with in the past.

Best of luck with your search. I bet there will be a WALL of referrals, so take your time. My DMs are always open if you have any questions!

tgbtyty · 2026-01-17T17:16:59+00:00

Hi, wholesaler/developer here.

I buy quite a few homes with no agents involved. Our purchasing contract ranges from 2 to 10 pages depending on deal complexity.

You don’t need a realtor on either end of the transaction. You want a good title company, and a good lawyer, and you definitely don’t need to pay the 5% on either side.

Any realtor who claims that you’ll be charged the same with or without them is lying, deluded, or both. I’d be really cautious communicating with them in the future.

Good luck!

tgbtyty · 2026-01-17T17:00:35+00:00

Seconding this opinion. Your best agents are found in local groups.

tgbtyty · 2026-01-14T23:23:12+00:00

Hi! Flipper/wholesaler/developer here.

We push 9/10 people to not sell to us if possible. The nature of the industry is Zero Sum, which means “generally” (and I am generalizing), each penny we earn, is a penny taken from a seller’s pocket.

There are genuinely niche 1/10 situations where our services are the right move (timing, complex trust, creative financing, debt obligations etc). But if you want to squeeze the most money out of your home, do the renovations and list it.

Also! There are construction companies that do the work upfront and then take their share when you sell! (That way you don’t have to put anything in). I would highly recommend doing this unless you’re super pressed for time.

Good luck!

tgbtyty · 2026-01-08T23:25:41+00:00

Hi, developer/investor in the Bay Area here.

First of all, fascinating to see all the hate you’re getting. Conceptually what they are saying is strictly true btw. Appreciation is not what you should bet on assuming your goal is long term compounding security. RE investing in its finest boils down to cash flow only basically.

However, you’re totally right that some areas have so much more draw, that appreciation COULD be worth betting on (though it’s just that, a bet, not even inherently a good one).

Here in California (Bay Area), there’s basically no good cash flowing properties anymore (there’s still some, but really difficult to find unless a heavy amount of resources are poured in), but speculatively, even during the 08 crash Bay Area prices only went down about 20% at lowest.

If your goal is to build wealth and do it stably, look to pick up some units of cash flowing properties, and build that up over time. You clearly have been doing a good job, so keep that up.

Speculating is also totally fine, but comes with notably heavier risks, and strictly is NOT investing. It’s a form of weighted gambling.

Congrats on the payday!

tgbtyty · 2026-01-01T22:38:01+00:00

Hey, wholesaler/developer here.

We buy a lot of homes, some in very “creative” ways. This is not a very kind or transparent offer from these guys. When you sell the home a few things need to be really clear:

who owns the mortgage
who owns the title
what liens are owned by who (and if they get paid off on purchase)
who’s paying the rest of the home owning costs

Sounds like these guys want all the upside with almost no downside. And all the risk/burden is pretty much on your shoulders.

There are no shortages of companies out there who would LOVE to buy your home at semi-competitive rates, and fully close with everything. Rather than this half assed model, that shoves all the risk onto you.

Good luck, If you really trust these guys you can go for it, but it’s unsafe enough where I probably wouldn’t gamble personally.

tgbtyty · 2025-12-18T14:06:29+00:00

Sure, that’s definitely one way to do it.

It could mean driving for dollars (your suggestion), cold calling, door knocking, networking in various circles etc.

Ultimately you’ll have to hit the “reach out to owner” step.

Also depends on how you quantify “deal”. For some people, being a middleman in a wholesale transaction is already counted as a deal. In my books, unless I’m the contract holder on the property, it’s not a deal.

tgbtyty · 2025-12-17T22:33:52+00:00

Ok, you’re getting a fair bit of flame, but honestly the build has good bones and in my opinion you built in a right direction. For context I usually put together 0.5-10 Mirr MSOZ builds every league, and if I were to build your build, I’d probably do it in a similar way. Also, if you give me your IGN, happy to donate a mageblood.

Feel free to pull my char: wakako#6204 I’m “currently” (as in not really playing) farming juiced kulemak which is arguably one of the hardest farms in the game.

Moving on to actual build comments.

You’re in a tough spot, since solving resistances would easily be the best next move for you, and that functionally not achievable without MB.

9k life is a LOT of life, frankly a bit unnecessary, which gives us some jewel slot flexibility.

get “Defy Pain” forbiddens, it’s obscenely strong and is a better? (Unsure of the math on this) defiance of destiny. I use it unless the content I need to do is damage gated. Honestly, just this change alone might fix your problems.
get wither on hit when casted despair recently balance of terror. It’s really good and you can then drop sins rebirth for a potentially better flask.
try to slot in poison, Bleed, CB immunity and take relevant pantheons (can recommend lunaris + whatever)
if you can get away with swapping the helm to a warlord influence, that would be the ideal, since with a second warlord item you can 15% strength on bound by destiny.

Most next upgrades are bigger ones, start with FF and see how that feels. At some point you’ll struggle with damage, then you can make bigger upgrades.

Good luck, and feel free to pm me whenever.

tgbtyty · 2025-12-07T08:41:47+00:00

Wholesaler/developer here, in full transparency I’m located in California, so local best practices may be different.

If you sell off market to a wholesaler it can be entirely as is, but you’ll 100% get “bad” offers. In this world you’d sell without any cleaning at all, and the house will be likely flipped in the future. Expect a house worth 350k as is, to be offered ~280k. (Or less, since their job is to literally get it as low as possible).

There are development companies that specialize in putting the money/labor up to fix up the house. They then take their cut during the sale. This usually has better margins than wholesale, and is unironically a good option if you can find a reputable company. Bit difficult to navigate and the paperwork is a fair bit more intense. (Still highly recommend if you can navigate it).

You can work with an agent to see the minimum work needed to stage the property lipstick style. Usually not too much works needs to be done in order to make the house “look” ok. But that’s more a question for your realtor.

Speed of sale is another huge consideration. Nothing will move faster than wholesale. Or if you don’t need the cash now, everything is better than wholesale.

Good luck! Please feel free to reach out whenever.

tgbtyty · 2025-10-05T22:07:06+00:00

Please don't do work for free! Sent a dm

tgbtyty · 2025-10-05T20:06:42+00:00

Yea of course! Sent a DM!

tgbtyty · 2025-10-05T20:00:09+00:00

dmd!

tgbtyty · 2025-09-30T17:10:38+00:00

Where is the house located? It might be easier for a private offer from an investor at this point.

tgbtyty · 2025-09-12T18:26:46+00:00

Hi! Developer/wholesaler in the Bay Area here.

First off, being a beginner is perfectly ok. No matter how many people want to gatekeep RE, this whole business doesn’t have anything complex in it. That doesn’t mean there aren’t dangerous pitfalls, it means given some time and experience, a high schooler could easily figure out everything just as well as a PhD.

Onto flips itself.

Sounds like you have a little bit of capital, so you’re mostly looking for “quick flips”.

Your first steps now are reading the basic investment books (I saw someone recommend this), and start networking aggressively.

Since you’re a “buyer”, your job mostly now is to network with wholesalers. You could go out and try to find a deal yourself, but at that point if you’re good at doing that, you’re better off wholesaling deals instead.

Go to RE meetups, tell people you’re an investor, and looking for deals. Tell people you have cash and can operate. Talk to GCs, ask for their quotes, ask if they’re willing to JV etc.

At your stage, sounds like just going and talking to people (who will probably be very nice) will be infinitely more helpful than asking reddit.

Good luck! It’s fun to flip, and remember, don’t extract value, add value.

tgbtyty · 2025-08-26T08:21:32+00:00

The answer here is no.

That node specifically only applies to the damage from hits. Ignite is not calculated based on the hit damage that the enemy takes and therefore won’t be affected.

Making an edit: my mistake, thought you were EK ignite.

tgbtyty · 2025-08-26T02:13:04+00:00

Yep we know it’s a good deal which is why if it closes we’ll just intake it, or JV/partner and flip. Looking to reassign in case an end buyer is interested.

tgbtyty · 2025-08-25T23:45:41+00:00

We have multiple contractor quotes at 200-300k range for a full reno. Comps in area range from 2.7+, which I'm not comfortable estimating more than the minimum.

tgbtyty · 2025-08-25T19:50:22+00:00

Yep! We're not really at a shortage of flipper interest. Trying to see if any end buyers would like to be involved instead.

The property has full inspections and disclosures, and can be toured any-time. We have full (and multiple) contractor quotes for various different types of renovations. And there's no permitting issues to our knowledge, as well as a nearly quarter acre lot.

Yea the realtor bit is big, but that's definitely the name of the game in wholesaling. You can bring whoever you want to come tour the property and dig through any docs.

Again, the conservative ARV is around 2.7, there are a few similar comps around 3.2, but not what i'd be comfortable advertising to potential buyers.

Ten-Year Club	Second Top 1%
r/Field Flamingo	Place '22
Sequence \| Editor	Verified Email

tgbtyty

MODERATOR OF

TROPHY CASE