I want to buy a 1920 home in GA Flipp most likely

[Nicole Harrington]

I just went to check out a 1920 cottage here in North ATL. it says it's a 2/1 but honestly, I don't think you can count a bathroom with no sink, just a tub, and toilet a bathroom. LOL, The floors are uneven, so most likely I need some structural reinforcement done. Lucky the crawlspace is mostly a walk space, so plenty of room and accessibility. I know of the lead-based paint, but I think if I don't disturb it, and drywall over it it'll be ok. The windows are a different story, they all need to be replaced. Do I still need a specialized team to do that? The electrical was updated at one point, so it's not the old round circuit breakers. What else should I watch out for in this age home? Asbestos? 

[Rick Baggenstoss]

1920's houses are my specialty.  I love every one of them that hits the market. Most of my 1920's flips bring $100k in profit, but only after a year long slog to bring it to modern standards, while preserving the old character.

They're not much more difficult than a 1950's house.  They require a new layout to open up the kitchen to the den, a master ensuite.  Usually they don't have much for closets.  Simple roof structure and foundation structure, so repairing / beefing it up is easy.

What's different is the ceilings are often cracked and sagging.  Roof is sometimes framed with 2x4s and is sagging. Plaster walls are much more difficult to fix and/or demo.  Oversized / obsolete dining rooms and hallways.  Often have a really bad addition on the rear where the porch was closed in.  Most of the other framing is in great shape compared to smaller, fast growth lumber we get today.

I spend close to $150k to rehab a 1600 sf 1920s house.  Full gut rehab with all new everything except floors and windows.  I repair those for charm.   

The little 1920's houses tend to be crappy.  Not great trim carpentry or intrinsic charm.  Bones are not as good.

Good luck with your new project.