How does an out of state Rehab get done without you on site?

[Nathan Walden]

Hello,

This is bit of dumb question. I want to ask when it comes to rehab out of state for either a flip or Brrrr property out of state, how does the contractor gain access inside the property? Do you get a property management company first and then have property management give the contractor access or have just send the keys to the contractor first? I can easily find a lot of answers to questions regarding to flipping/ rehabbing except for this topic in particular. Thank you in advance!

[Jim K.]

There is an organic process to learning how to GC a major residential rehab from start to finish. It starts with working on a renovation team and being promoted to foreman/construction lead for a few years, and then there's sleeping in your vehicle in the driveway of the property every night of the first rehabs, and finally you have the experience, the reliable contacts, and the know-how to do the job and have trusted associates/employees handle some of the oversight aspects of the job. Only then can you have a reasonable work schedule and do right by your family, yet still reliably handle rehabs during the summer months.

If you are unwilling to go through this organic process you will either have to get very lucky in hiring a good GC (especially in November, when half of them are down in the Gulf chasing the kingfish) or you will have to get impossibly lucky managing a fantastic property manager who is willing to hire and manage a competent out-of-season GC for the job, or you will have to get incredibly lucky subbing out all the jobs yourself.

I have a lot less faith in the quality of my luck than many of my fellow investors.