All Forum Posts by: Bryce Langford

Hey Ryan,

Whether wholesaling is worth it depends on your risk tolerance, network, and ability to move quickly.

Wholesalers can offer below-market deals, but they typically require fast closings (often cash or hard money) and can vary in transparency. Working with licensed real estate agents who also wholesale can provide an added layer of professionalism and accountability, as they must adhere to state regulations and ethical standards. The discount you get depends on the wholesaler's network—some deals are great, while others aren't much better than what you could negotiate on the MLS. Joining a few buyers' lists from reputable, licensed wholesalers can help you access quality deals.

If you're only looking for one property and not scaling quickly, focusing on MLS and off-market deals might be more straightforward. However, having wholesalers as an option can be beneficial if the right deal comes along.

Pictures

OAK HILLS SUBDIVISION!!!

PP 535K
Rehab: Foundation and Cosmetics
Foundation and plumbing bid in hand at 15K
5 Bed 
6 Bath

This rare investment opportunity boasts a massive 4215 sq ft property on a spacious .879-acre corner lot, far larger than most in the pocket. Located in the exclusive Oakhills subdivision, this property offers a spacious layout with a large horseshoe driveway on our street and an additional driveway on Glencrest Dr that leads directly to the garage. Just down the street from Oak Hills Park, the home is situated on a beautiful, tree-lined lot featuring a stunning pool oasis in the backyard. With low days on the market for rehabbed properties, this is an exceptional find for investors seeking high-profit potential and a prime location!

Would you prefer an easy cosmetic flip with low returns or a full rehab with higher returns? why is that your preference? 

Day 7: The Final Touches – Paint, Fixtures, and Make-Ready!

We’ve made it to the last day of the series! Your house is nearly market-ready, but a few final touches will make it truly shine. Today, we’re focusing on paint, fixtures, and all the details that give your rehab a polished, move-in-ready look.

Step 34: Paint – Interior & Exterior

Fresh paint is one of the easiest and most affordable ways to give a home a clean, updated feel.

• Interior paint: Touch up walls, ceilings, trim, and doors. Neutral tones appeal to most buyers, but an accent wall can add a stylish touch.
• Exterior paint: Curb appeal matters! A fresh coat can make a lasting first impression.

Pro Tip: Don’t rush the paint job—prep is key! Patch holes, sand rough spots, and use quality paint for a long-lasting finish.

Step 43: Fixtures & Finishing Details

Now for the small details that make a big impact:

• Lighting: Install recessed lights, pendant fixtures, or ceiling fans that complement the home’s style.
• Hardware & Accessories: Swap out doorknobs, towel bars, and mirrors for a fresh look.
• Safety Essentials: Install smoke detectors, GFCI outlets, and other safety features to ensure the home is functional and up to code.

Step 48: Final Cleaning & Make-Ready

With everything in place, it’s time for a deep clean:

• Exterior: Pressure wash the driveway, sidewalks, and any outdoor surfaces.
• Interior: Clean windows, floors, and countertops until everything sparkles.

And that’s it—you’ve officially completed a full rehab! Your hard work is about to pay off, and it’s time to get your property on the market.

Congrats on a job well done! Thanks for following along, and best of luck with your next rehab project. You’ve got this!

Day 6: Floors, Cabinets & Bringing the Home to Life!

We’re in the home stretch now! The walls are up, and it’s time to bring this house to life with the fun stuff—floors, cabinets, and all the little details that turn a house into a home. Let’s make this place shine!

🔹 Step 30: Flooring – The Foundation of Style

Let’s talk floors! This is where the transformation really kicks in. Whether you’re going with hardwood, tile, or vinyl, attention to detail is key.

✅ Install new flooring – Double-check that the subfloor is solid before laying anything down. No one wants creaky floors!
✅ Smooth transitions – Use transition strips where different flooring types meet for a clean, professional finish.

💡 Pro Tip: Choose flooring that fits the home’s style and the neighborhood. You don’t have to splurge on the most expensive option, but solid, stylish floors make a huge difference in value and appeal.

🔹 Step 31: Cabinets – Function Meets Style

Next up, let’s bring some character and function into the kitchen and bathrooms with fresh cabinets.

✅ Install kitchen cabinets – Keep the layout efficient and practical. A good kitchen setup sells homes!
✅ Set up bathroom vanities – They don’t have to be extravagant, but they should be sturdy and stylish.

Cabinets are a game-changer—they set the tone for these key spaces, so make sure they look great and work well!

🔹 Step 32: Interior Trim & Millwork – The Finishing Touches

Now it’s time for those small but mighty details that pull everything together:

✅ Baseboards, trim, and door casings – These little additions make a home feel polished and complete.
✅ Closet shelving – It’s a small upgrade that buyers love because storage is everything!

With these in place, the house is so close to the finish line! You can finally see the vision coming together, and soon, it’ll be time for the final magic touches.

Up Next: The Grand Finale! 🎨💡🏡
Tomorrow, we’ll wrap it all up with paint, fixtures, and those final details that truly make the house pop.

👉 Come back for Day 7: The Final Touches – Paint, Fixtures & Make-Ready!

Alright, it’s time to get this place looking like a home! Today, we’re tackling insulation, drywall, and finally covering up those bare studs. These steps are crucial for keeping the house comfortable and setting the stage for the finishing touches. Let’s get to it!

Before you even think about drywall, make sure the house is properly insulated. A well-insulated home means lower energy bills and year-round comfort. Whether you're using fluffy fiberglass batts or blowing insulation into the attic, don’t skimp on this step. You might not see it once the walls go up, but trust me—buyers will feel the difference when their utility bills stay low!

Now for the real transformation—hanging drywall! If there’s any damage from demo, now’s the time to fix it:
✅ Patch up any holes or cracks from plumbing and electrical work.
✅ Hang fresh drywall where needed.
✅ Finish, tape, and texture to create smooth, paint-ready walls.

💡 Pro Tip: A clean drywall job makes all the difference. Smooth, flawless walls give the house a polished, high-end feel—buyers notice!

While you’re at it, take care of those exterior must-haves:
🚪 Install new garage doors if the old ones are looking rough.
🌧 Put up fresh gutters to protect the foundation from rainwater damage.

Once the drywall is in, the house starts feeling like a real home again! Up next: floors, cabinets, and all the finishing touches. Stay tuned for Day 6: Floors, Cabinets & Bringing the Home to Life!

Day 4: The Heart of the House – HVAC, Electrical & Plumbing

Now that the house is solid, it’s time to get the essential systems up and running—aka the stuff that makes it livable. Today, we’re talking HVAC, electrical, and plumbing. These aren’t the most exciting parts of a flip, but trust me, they’re some of the most important. Mess these up, and you’ll be dealing with big, expensive problems later.

🔹 Step 19 & 20: HVAC (Heating, Ventilation & Air Conditioning)
A working HVAC system is a huge deal—no one wants to buy a house that’s too hot in the summer or freezing in the winter. What you’ll need to do depends on the system’s condition:
💨 Basic tune-up – If it’s in decent shape, a service might be all it needs.
❄️ Partial replacement – Swapping out the indoor unit or condenser can extend its life.
🔥 Full replacement – If the system is ancient (or missing), just bite the bullet and install a new one.

Pro Tip: A new HVAC can be pricey, but it’s a huge selling point. Buyers love knowing they won’t have to replace it anytime soon.

🔹 Step 21 & 23: Plumbing & Electrical (Inside Walls & Ceilings)
Before you close up the walls, make sure all the important stuff is squared away:
✅ Plumbing – Replace any old, leaky pipes, move fixtures if needed, and double-check water pressure.
✅ Electrical – Upgrade outdated wiring, install new outlets, and make sure the panel can handle modern appliances.

Heads up: If you’re not a pro, hire one for this stage. Bad electrical or plumbing work can lead to floods, fires, and failed inspections—none of which you want to deal with.

Once you’ve got these systems locked in, you’re over some of the biggest hurdles in your rehab. Tomorrow, we’ll cover insulation, drywall, and making the place start to feel like a home again!

👉 Come back for Day 5: Walls, Insulation & Drywall – Time to Cover It Up! 🏠💡🚰

Day 3: Building a Strong Foundation (Literally!)

Now that demo is done and the site is cleared, it’s time to make sure this house is rock solid. Today is all about framing, roofing, and exterior repairs—basically, the backbone of your rehab. If these steps aren’t done right, everything else (paint, flooring, fixtures) won’t matter.

🔹 Step 9 & 10: Engineering & Drainage
Not the most exciting part, but if your property needs engineering reports (like soil testing or drainage fixes), get it done now. Standing water or bad grading can lead to foundation issues later—and that’s the last thing you want after the house is finished.

🔹 Step 11 & 12: Plumbing & Framing
If your rehab involves major plumbing work under the house, now’s the time to tackle it.
💧 Fix or reroute plumbing lines before new flooring goes in.
🛠️ Repair subfloors and framing—this means reinforcing weak spots and replacing damaged wood.

🔹 Step 13-18: Exterior Structure (Roof, Siding, Windows, & Doors)
✅ Fix or replace the roof—leaks = problems.
✅ Replace or repair siding to keep moisture out.
✅ Install new exterior doors & windows—huge for security & curb appeal.
✅ Repair exterior trim & fascia—small details make a big difference.

Pro Tip: If you’re working with a tight budget, focus on structural integrity first. A fresh coat of paint won’t matter if the roof is caving in!

Once you’ve locked in a solid structure, the fun stuff is right around the corner. Tomorrow, we tackle major systems—HVAC, electrical, and plumbing!

👉 Come back for Day 4: The Heart of the House – HVAC, Electrical & Plumbing! 🔧⚡💨

Alright, now that the house is locked up and the paperwork is out of the way, it’s time to get messy. Today is all about demo prep—clearing the site, shutting off utilities, and making sure you don’t turn your flip into an expensive disaster.

🔹 Step 3 & 4: Foundation & Pest Control (If Needed)
Not every house needs foundation work, but if the floors feel like a funhouse or there are termites throwing a party, handle it now. A bad foundation can tank your deal—don’t wait until it's too late!

🔹 Step 5: Temporary Setups
Depending on the job, you might need temporary power, fencing, or even a porta-potty for workers. Trust me, nobody wants to be on a job site without a bathroom.

🔹 Step 6 & 7: Shut Off Plumbing & Electrical
Before you start swinging hammers, disconnect all plumbing, gas, and electrical. The last thing you want is a surprise flood or a shocking experience (literally).

🔹 Step 8: Demo & Cleanup – Now for the fun part!
✅ Order a dumpster—you’re gonna need it.
✅ Start demo—this means ripping out finishes (cabinets, flooring, tile, trim), not knocking down walls unless absolutely necessary.
✅ Clear the site—haul off junk, trim trees, and clean up the yard so you can actually see what you’re working with.

Get this step right, and everything else will go a lot smoother. Tomorrow, we’re talking structure—framing, roofing, and making sure your rehab doesn’t fall apart.

👉 Come back for Day 3: Building a Strong Foundation (Literally)! 🔨💪