Atlanta area rehab project

[Manesh Hardeo]

Hello all,

So, here is another deal that we picked up.  It was sinking pretty bad in the middle of the house and we couldn't sell it on the wholesale side, so we opted to purchase it ourselves and see how this would workout.

Located on Vesta Ave, Historic College Park 
Purchase Price:  $75,900
Rehab:  Estimated $35k
Estimated ARV: $150k preliminarily, but subject-to appraisal came in at $167k. If this was 3 streets over it would probably be closer to $200k!

We closed on December 10th and started the rehab about a month later. 

Here are some before photos:

So, they've started the rehab.  We've had a structural engineer say the foundation is sound and shouldn't be moved and my contractor isn't very good.  So, I may be firing the guy.

To date, we've put in new woods, leveled the floors using the self leveling agent, put a new roof, new furnace, redid the master bath, gutted the kitchen, opened up a bar and extended the opening between the dining and living.  I'll get updated pictures soon.  

My biggest concern is how to make the ceiling look straight...the very first thing you see when you look up is a crooked piece of crown molding.  The door frames and everywhere else is squared.  So, obviously someone came in here rehabbed it at some point, and then ran out of money or got foreclosed on...not really sure.

We have some challenges ahead for sure. We'll see how this next week goes.

Enjoy,

[Richard Balsam]

From what I can see - there can be an easy "fix" for the eye  (Just not a true fix in the ceiling). See if this makes sense:

I assume you will be adding crown molding? You might need to. Here is my suggestions if you do: First, I would suggest  taking a straight 1x4 or other straight piece of wood and draw a straight line (in pencil)  from the right side corner to the left side ( must be straight !). Use this straight line to calculate three measurements: right side to ceiling ( should be 0"), middle to ceiling and left side to ceiling. Use these measurements with the crown molding for the wall - but you will want to remove these measurements from the top of the crown molding, downward toward the bottom of the molding ( I assume 3-4-5 inch molding?). The trick is to make the bottom match up with the other moldings in the room. Right now-the eye catches the flaw. With the strange shaped crown you will cut ( to match the angle of the slope), once installed and caulked - the eye will see the bottom of the crown molding line up with the rest of the room.

Another method to do this: hold the crown up against the wall, with the right side flush with the ceiling and straight across to the left wall ( make sure the right side bottom is in line with the molding from the wall to its immediate right). Use a compass (with a pencil in it) to transcribe the angle onto the crown molding - and cut along the line. Use the point of the compass against the ceiling and wall intersection and the pencil will draw the proper angle. Adjust the pencil to the left side large "gap" and keep the compass exactly at that angle the entire way across the crown. The left mark should barely be visible- using all of the crown width and the right side will have a lot to remove. When you slide it to the ceiling- it should fit like a glove

Don't use too intricate a design for the molding - it will be difficult to cut along the line with all different types of routered angles! I hope this helps!