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Updated almost 6 years ago on . Most recent reply

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399
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341
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Patrick Menefee
  • Real Estate Coach
  • Charlotte, NC
341
Votes |
399
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BRRRR vs flip - selling your equity to uncle sam & realtor?

Patrick Menefee
  • Real Estate Coach
  • Charlotte, NC
Posted

Looking forward to the general discussion on this.

When you compare the numbers on a flip vs a BRRRR, I have a hard time seeing why you would go the flip route unless you're strictly looking to build capital as fast as possible. Obviously it's a huge market, which means I'm probably missing something. That said, let me lay out a very rudimentary hypothetical example (excluding common holding and closing costs for simplicity):

1. BRRRR

Purchase + rehab = $150k

ARV = $200k

Refi LTV = 75% ($150k pulled out)

Equity = $50k

Long term benefits = cash flow, appreciation, etc.

2. Flip

Purchase + rehab = $150k

Sale price = $200k

Sellers realtor commission = $12k (6%)

Tax on $50k gross profit = $12.5k (assuming 25% tax bracket)

Gross profit = $25.5k

Equity = $0

Long term benefits = none

You’re trading $50k in appreciable equity plus all future cash flows for $25.5k now. In my mind the idea of “would you rather have $1,000,000 today or a penny doubled for 30 days” applies here big time.

What am I missing? Why do you prefer one over the other?

Most Popular Reply

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930
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Kris L.
  • San Antonio, TX
836
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930
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Kris L.
  • San Antonio, TX
Replied

Depending on rental market value, some properties will make good money as a flip but be negative cash flow as a BRRRR.

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