How I found it
my good friend who is an agent as well found the deal, our agreement was he gets me the deal and I allow him to list it on the back end for 2.5% (standard commission)

How I financed it

Used a hard money lender to finance the deal, then partnered with a private lender to come up with the cash to close thus zero money in for me :)

Rehab details

A mainly cosmetic rehab which took a LOT of clean up. A small summary of the SoW includes: Roof certification via light roof repair and gutter replacement, exterior pest work for section 1 clearance, new flooring throughout, full kitchen and bathroom remodels, new windows where needed (3) and glass sliders for backyard, new HVAC system, scraped popcorn ceilings for imperfect smooth, can lighting throughout, new receptacles and switches, new door knobs and finishes throughout, and some stuff I'm sure I forgot to mention. Hired out most of the trades (plumbing, roofing, electrical, tile, flooring, etc.) and handled all project management duties, demo, landscaping, some light electrical, etc.

Lessons learned

I was nervous doing a condo because of the HOA horror stories I have heard but the numbers worked so I said lets do it, within the first week I had a letter on the front door from the "HOA manager" regarding the front door I installed. Upon calling her she was shocked to hear I had a letter on my front door because "she would never do such a thing and that some people in the community tend to overstep". This was a red flag for me but she said that it would be handled (it never was lol)

I have done 5-6 flips now and our teams are getting more and more locked in, our efficiency has gotten much better each job and its exciting to see. Some things I personally could have done better was getting a punch list written out earlier, we have an overall SOW sure but there's always little things down the stretch that pop up that aren't necessarily on the SOW but still need to done handled. That + trying to give a new photographer a shot because he's my boy which didn't work out then we had to get the new photo guy in there afterwards ended up costing me about a week of extra time but overall still really happy with the final result.

Another thing, I always get a section 1 clearance and roof certification on my flips, in fact I try to get my clients who are selling their homes as well.

EDIT:

Forgot to mention the birdhouse part LOL the lady owned THIRTY BIRDS!!! Half the living was caged off with PVC pipe and chicken wire, it was pretty f*cking disgusting to clean up but sweat equity is how we make that $$$$ LOL!

Also got a lot of questions on my private funder, this is a relationship I built through my own local BP group!! Putting yourself out there, going to meet people, and having CLARITY in your vision for your business and your long term goals is the only way to earn TRUST from others who would be willing to invest in you. Competence breeds confidence and knowing your stuff is the first step to being confident.

See the photos here

https://www.dropbox.com/sh/fuc...