All Forum Posts by: Brandon Ribeiro

Welcome back to the game! Love the game plan—starting with light-to-moderate rehabs is a great way to sharpen the systems before scaling into larger flips or multifamily.

In terms of markets, it really depends on your appetite for volume vs. margin, but a few that continue to show strong flip potential (based on spread and demand) include:

• Philadelphia – Diverse housing stock, solid buyer demand, and still plenty of value-add opportunities in the right zip codes.

• Baltimore – Affordable entry, high rent-to-price ratios, and strong spread potential—though it takes knowing the block-by-block nuances.

• Cleveland / Pittsburgh – Lower cost basis, less competition, and growing investor activity—good for out-of-state flips or BRRRR strategies.

• Parts of the Southeast (like Birmingham, Augusta, and Columbia SC) – Steady growth, investor-friendly markets, and favorable laws.

Since you’re buying cash and focused on spread, you’ve got great flexibility—so it really comes down to how hands-on you want to be and whether you’re staying local or going out of state.

I’ve been active in a few of these and can share contacts or thoughts if you’re exploring specific markets. Glad to see you diving back in!

Hey! I’ve worked with a few solid contractors in Philly for paint jobs and bathroom renos—would be happy to link you up. Just shoot me a message with a bit more detail on the scope and timeline, and I can point you in the right direction. Always good to have people who actually show up and do quality work around here!

You’re definitely asking the right questions, and it sounds like you’re setting yourself up for a solid first project.

From my experience, those 60% ARV terms do seem a bit conservative—especially considering your credit score and background in real estate. On recent rehab deals I've been involved in, I've been seeing 80–90% of the purchase price funded, with 100% of the rehab costs covered, depending on the deal and lender relationship. So it's definitely possible to get better terms, even on your first flip, if the numbers and your profile line up.

Sometimes smaller or more specialized lenders are more flexible, especially if they see you're serious and well-prepared. It also helps to have a clear scope of work and comps lined up to support your ARV.

As for finding a partner, local REIAs, investor meetups, and even BP forums can be great for networking—there are definitely people out there looking to JV on the right deal.

Feel free to reach out with any questions!

Hey, congrats on jumping into your first out-of-state rehab—that’s a big move and a great way to scale! Remote projects definitely add a few layers, but with the right systems and people in place, they can run smoothly. A few things that have worked well for us on non-local projects:

• Hire a GC you trust – This is huge. If you’re not GC’ing it yourself, make sure they’re licensed, insured, and ideally come with referrals from other investors.

• Set clear expectations upfront – Scope of work, timeline, payment draws, and inspection points should all be dialed in before demo starts. A well-done SOW helps keep everyone aligned.

• Photo & video updates – Require weekly check-ins with photos/videos. Tools like Google Drive, Dropbox, or even group texts work great. Some investors even do Zoom walkthroughs.

• Local boots on the ground – If possible, have a trusted person local (a property manager, agent, or fellow investor) who can stop by now and then to verify progress.

• Use milestone-based payments – Don’t release funds until specific work is completed and verified. It keeps everyone accountable.

It’s all about communication, documentation, and having at least one set of trusted eyes close to the property. Happy to chat more if you’re navigating specific parts of the process—there’s always a way to make it work!

Great question—and something we’ve seen come up often with live-in flips. Both options have merit, but it really comes down to your target buyer and what’s common in your local market.

A few things to consider:

• Primary Suite Upstairs (Main Floor):

• Pros: Typically more desirable for resale—buyers often prefer the primary on the main floor, especially families with young kids or those who don’t love stairs.

• Cons: You lose the chance to advertise it as a 5-bedroom, which might impact perceived value depending on your comps.

• Primary Suite in Basement:

• Pros: You gain a 5th bedroom, and if it’s finished well with good ceiling height, natural light, and a quality bathroom, it can still feel like a true primary.

• Cons: Some buyers may view a basement primary as less ideal or unconventional, especially if it feels disconnected from the main living space.

In general, if the basement has real livability (egress, nice finishes, not feeling like an afterthought), then the 5-bedroom option could stand out in your market. But if most comps have the primary on the main level, that might be safer for resale.

I’d take a close look at recently sold homes nearby—see how 4-bed vs. 5-bed properties perform and where their primary suites are located. That’ll help guide the decision with real data.

You’re in a great spot either way—just make sure whichever route you choose feels intentional and well-executed. Good luck!

Not local to Georgia, but happy to share some general rules of thumb we’ve used across several markets that can give you a ballpark starting point. Of course, every market is different, and labor/material costs vary, but here’s a rough breakdown by rehab level:

• Light rehab (paint, floors, fixtures): ~$15–$25 per sq ft

• Moderate rehab (kitchen/bath updates, some systems work): ~$30–$50 per sq ft

• Heavy rehab (full gut, systems, layout changes): $60+ per sq ft, sometimes well over depending on scope and finishes

A quick shortcut we use when walking properties: estimate cost per item (e.g., $6–10K for a full kitchen, $3–5K per bath, $7–12K for HVAC), then sanity-check it against the square footage calculation.

Definitely recommend confirming with a local GC, especially with current fluctuations in labor and materials. Feel free to reach out if you need help!

We’ve found that CoConstruct and Buildertrend are solid for budgeting and detailed scopes of work—especially helpful when coordinating with investors or lenders who want transparency. Both platforms allow you to create line-item budgets, manage timelines, and centralize communication, which helps keep financing partners comfortable with the project’s progress.

A quick pro/con:

• CoConstruct: Great for custom builders; intuitive interface, but might be overkill for simpler projects.

• Buildertrend: Very robust and integrates well with QuickBooks; there’s a bit of a learning curve, though.

It really depends on the scale and type of projects you’re managing. Happy to share what’s worked well for us if you’re working on something similar.

That approach makes a lot of sense—focusing on key value-adds like bathrooms, curb appeal, and open layouts can really improve returns. Having a solid team in place is huge for investment success. In Philly and the surrounding counties, there are some great resources for financing, experienced contractors, and investor-friendly agents who can help with both acquisitions and resales. Also, off-market opportunities can be a great way to find deals that fit specific investment strategies. If you’re looking for any recommendations, happy to share insights!

This market is definitely not easy for many to invest in given the rates, prices and competition when great deals arise. As a broker, i am finding that we are stockpiling inventory, and sellers are holding tight waiting for either a buyer coming out of a 1031 to come around, or waiting it out until the rates come down so that their asking price makes sense.

Would love to connect with multifamily investors in the Philly market (or those looking to break into the Philly market) and see what is working for you.

The trend seems to be a pivot to the boutique hotel space due to regulations, local legislation and restrictions on STR's. Would love to connect with some STR investors regarding a unique boutique hotel opportunity I have on my desk.