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All Forum Posts by: Doug W.

Doug W. has started 9 posts and replied 420 times.

Post: Creating a Construction Company when flipping

Doug W.Posted
  • Flipper/Rehabber
  • Alexandria, VA
  • Posts 461
  • Votes 262

I started a construction company about 5 years after I started flipping houses full time. As part of this I did get licensed as a general contractor through my state. There were a few reasons why I did this:

1) One of the local municipalities stopped allowing LLCs to pull permits as the homeowner.

2) The real estate market around here was really hot and I would often have numerous offers on my rehabs. Many Realtors and potential buyers started asking if I could renovate their homes since they were priced out of buying my rehabs. I realized that this was an opportunity to diversify my income streams. If the real estate market was to cool I wanted to have the option to have a safety net that offered the opportunity for another type of active income. Even if houses aren't selling people will still want renovations to be done to their homes.

3) As my rehab projects grew bigger and bigger there were more questions/concerns from insurance providers because there were no licensed general contractors working on the projects.

4) I legitimately LOVE residential construction. I wish I had gotten into the industry 20 years ago because I feel like I could have learned and done so much more by now. 

As others have mentioned earlier you need to consider some more things before you decide to start your own construction company:

1) state/local licensing and the fees that go with that (the more you make the more the government takes)
2) insurance - general and professional liability insurance for GCs is EXPENSIVE!!!
3) liability
4) do you hire employees? W2 employees require a LOT more paperwork, insurance, and benefits compared to 1099 subcontractors. And don't think that you can hire someone simply as 1099 and then treat them like they are W2. If you get caught by your state/local overlords you could get in big trouble and pay fines. I've seen it happen to others. 

The tax question posed by the OP should be asked specifically to his CPA. It will vary depending on your individual situation. 

Post: Build New in NoVA for $1M?

Doug W.Posted
  • Flipper/Rehabber
  • Alexandria, VA
  • Posts 461
  • Votes 262

@Josi Colley makes a great point. When people talk to me and ask “how much will it cost” I tell them that I need to see plans otherwise I can only give a wide range.

It’s like asking someone “how much does a car cost”? The answer varies widely.

Post: Build New in NoVA for $1M?

Doug W.Posted
  • Flipper/Rehabber
  • Alexandria, VA
  • Posts 461
  • Votes 262

@Chris Vee There is no way any reputable or decent builder is going to build a customer a 3,000+ sqft home for between $450k -$550k. The cost of material and labor will be more than that. 

Cheap/poor quality builders will build at $100/sqft for their costs. Expect bad to mediocre work and builder grade items that won't last.

Custom builders are going to be $200 - $300/sqft if you want just that... a custom home with good materials (7.5+ on a scale of 1 to 10).

Post: Build New in NoVA for $1M?

Doug W.Posted
  • Flipper/Rehabber
  • Alexandria, VA
  • Posts 461
  • Votes 262

@Chris Vee are you wanting to stay at the $1 to $1.1 million budget including the purchase of a lot?

Or is that $1 to $1.1 the budget for construction?

Post: Residence-turned-rental, Alexandria, VA

Doug W.Posted
  • Flipper/Rehabber
  • Alexandria, VA
  • Posts 461
  • Votes 262

Congrats and thanks for sharing the info. Orangeburg is in a LOT of properties around here. Clay pipe is also a big issue (tree roots). 

Post: Alexandria VA City Foreclosure

Doug W.Posted
  • Flipper/Rehabber
  • Alexandria, VA
  • Posts 461
  • Votes 262

Is he in the first position?

Well priced auction properties have, in my experience, sold during the courthouse steps style auctions. I'm not as familiar with the online auctions as a lot of that is automated to raise the bids.

Post: New Member from Alexandria, VA

Doug W.Posted
  • Flipper/Rehabber
  • Alexandria, VA
  • Posts 461
  • Votes 262

Welcome @Brad Hunter from a fellow Alexandrian. 

Post: Need a ruling on a basement bedroom

Doug W.Posted
  • Flipper/Rehabber
  • Alexandria, VA
  • Posts 461
  • Votes 262

IRC R305.1 

Minimum Height Habitable space, hallways and portions of basements containing these spaces shall have a ceiling height of not less than 7 feet (2134 mm). Bathrooms, toilet rooms and laundry rooms shall have a ceiling height of not less than 6 feet 8 inches (2032 mm).

Check with your local municipality for the rules that you are supposed to follow. 

Sincerely,

Guy who is 6'1" 

Post: Old Town Alexandria RE Investment Club

Doug W.Posted
  • Flipper/Rehabber
  • Alexandria, VA
  • Posts 461
  • Votes 262

I am looking forward to it. Thanks for organizing @Loretta Gray

Post: Need help for first home purchase

Doug W.Posted
  • Flipper/Rehabber
  • Alexandria, VA
  • Posts 461
  • Votes 262
@Julian Miyata The area around the Huntington Metro has opportunities to house hack. I’m not sure if the purchase price and rents meets your criteria. You may also want to look south of Huntington heading towards Fort Belvoir. If your goal is to rent the place out at some point it seems to me like it may be a good fit for you to rent to another military family.