All Forum Posts by: Jeremiah Dunakin

Quote from @Luka Milicevic:

This is very difficult to tell, but yes it does seem high...

Most recent remodel I did was a high end remodel. Here was the cost for 3 bathrooms:

Demo: 700

Custom cabinets - installed: 12k

Counter tops - installed: 4.8k

Tile: 6.2k

Tile labor: 9.2k

Tile install materials: 1.1k

Shower doors: 2.8k

Fixtures - installed: 1.1k

Light fixtures - installed: 1.2k

Plumbing and electrical trim out: 500

Paint: 2k

That comes out to $41.6k total for a full renovation on 3 bathrooms with high end finishes. 

Hope this helps give you a better idea...

 Luka I’m thinking this sounds pretty good. If I read correctly that’s about 13k a room with extensive work.

I’m not sure of labor cost. But I have gutted two 5x8ish bathrooms down to studs and have spent roughly 6k a piece doing most of the labor myself (about 1k in labor from help) that’s all new drywall and everything. I had quote on one of the bathrooms to be at 12k and that was not gutting it. Over 30k is way to high

Quote from @Juan Mora:

I have experience in residential HVAC/Plumbing installations and the estimate provided is within the ballpark for a legitimate, contractor who operates a profitable business with well trained technicians.  Not your cheap side job guy who will do it for $300 a sixpack of beer.

I am sure you can find a cheap guy who will not give you any warranty for half the price just like you can for flooring, kitchen, hvac, painting and landscape.

The proposal estimate shown above is from a software company called Service Titan.  Only top notch companies use that software, all the cheap companies who don't have real shops or employees just use pen, paper or a free software. I think the lower cost option would be just fine for a basic tank.

AS homeowners or flippers, sometimes we have no idea how much things should cost and have no idea how to run a service/contracting business.  Thats why we automatically say it should only costs XXXX amount. 

I encourage you to get another quote from a reputable company and see whats their ballpark. If you really want the cheap of the cheapest like many flippers; expect to pay cash to a guy who will do it on a saturday but ZERO warranty if something goes wrong. 

est of luck in your repairs

With all due respect if a licensed hvac can not install a hot water in a wide open space in under two hours let alone one hour, than they have No buisness being in the buisness.As I stated above I’m just a joe shmoe simple homeowner. I have replaced two water heaters. The first one I had to replumb with inlets and outlets including two trips to the hardware store it was under two hours. I passed inspection when I sold. The one I just did was well under an hour. Even if a hvac guy charges 200$/hr it’s a two hour job at max and that’s being liberal with the time. A good hot water heater is under a 1000$ a great one let’s say is 1200 with 400 in labor. I had a central unit installed in a 800 sq ft house with no prior connections and electrical ran that took 1.5 days by a licensed hvac company it was like 5800$. 4800$ is 3x as much you should pay. Software or not.

Quote from @Calvin Matthews:

Quote from @Jeremiah Dunakin:

I just replaced a gas water heater in my primary residence. Including draining the old one it’s like an hour job, that was doing it myself. I had way less than a 1000$ into it that is including buying new connection valves. I would get another quote as that is crazy to me. 

 Hello and thank you for the reply. I just called a second company and the representative said they can beat the prices that I was quoted so that's a relief. If I lived there I would just change it myself but at least I know that I'm not going to get ripped off by going with a different company.

 I understand. Hopefully someone will beat that estimate. Like others have said it shouldn’t be no more than 1000/1200 including labor. A skilled plumber would take longer to get his tools out than to actually change it. Here’s hoping you get a great deal man. Keep up the good work. It sucks that people try to rip off other people. I’m trying to find skilled trades in my area. The guys I work with are all well paid union tradesmen and they don’t want side money. However one of our hvac guys runs his own hvac company on the outside. He has treated me well. Sent guys out the same day to take care of me. That said I also had an electrician come out for 45 minutes to install a new outlet and they charged me 450$. Bill said 1st hour fee 200$ then they charged me anthor 250$ to do the work. I guess it is what it is. But man I thought that was steep. Next time I will get multiple bids but tenant needed another outlet for tv, and I was in a hurry.

I just replaced a gas water heater in my primary residence. Including draining the old one it’s like an hour job, that was doing it myself. I had way less than a 1000$ into it that is including buying new connection valves. I would get another quote as that is crazy to me. 

1. Work on your debt obligations. Paying that off will make you feel amazing. You spent the money, now you will be able to pay it back.

2. A better credit score will save you a grip of money.Better score equals better rates and better opportunities. 
3. You do not need a credit service. By doing it yourself you will accomplish a couple things. First you will learn more about your own finances and how they work where your money goes. Second you will get a better understanding on how intrest and money really works. Third you will learn how to deal with creditors and institutions, this goes a long way in negotiations and really all forms of life. Forth it’s not that hard you can do anything a “service” can. Call who you owe get a written agreed amount statement and begin knocking it out. You owe it you pay it. No written agreement no pay. You can negotiate on your own behalf. I’m sure that’s all services do. I’m sure there are plenty here who would be willing to give you some pointers. Start a separate topic forum on it and go get em. You got this

Quote from @DaVina Williams:

I say take it with a grain of salt. There could be underlying reasons why those people are frustrated - bad analysis, contractor challenges, not properly screening tenants. I am also new to REI however, I expect the challenges. I've had a few but not enough to discourage me, mainly because this is what I want. So, when a challenge presents itself, I figure out a way through it. I also consider that I know people personally who are really successful at REI. They haven't done anything extraordinary to be successful so, if they can do it so can I. I get to learn from their experiences as well and they too have challenges. If this is what you want keep going. Listen to their experiences and figure out how to prevent them or quickly resolved them, should you ever have to face them.

Well said. 

Quote from @Darius Lemon:

Quote from @Jeremiah Dunakin:

A.You are 20 life is crazy and unpredictable.the brain is still running at Mach 10. 

B. I would think that the seminars are only good for the person selling the course. Im not saying that they are all crooks but there is soooooo much info on bigger pockets between the forums and podcast. These people here are normal people who have skin  in the game and just want to help for the most part. Are there some butt heads sure, but I have found that 95% people here are pulling for you and want to help. For every parrot talking about creative financing with 47 buisness partners with no money down and made 4 trillion on thier first deal. There is the person who barely got by with thier first rental they over payed for with a broken  pipe and someone cooking meth in thier house that cost them 25k thier first year on a 110k house.It’s ok not to be perfect , or find the greatest deal. These people are the same as you and will help. Save your money ask a bunch of questions on this forum and listen to the podcast. You are 20 it’s great you are trying to do better for yourself. Don’t stop. You are gonna be great. 

 Thanks for the insight. I really appreciate and needed it

Hey man, I just got my first rental last year. I bought high. I spent probably 20k in repairs instead of 10k. Not a lot went right. I couldn’t get an electrician. I was working 12 hours a day 7 days a week at my w-2 then working on house for 2/3 hours a night. It took me 11 months to get it on the market. It was supposed to take me a month. I thought I found the perfect renter. I have had nothing but problems that a background check could not see. I was discouraged at first. I thought I was achieving my dream. My wife had the I told you so look in her eyes. 
that said the rent has been on time. Someone else is paying my mortgage there. I’m putting 200$ a month in my pocket after cap ex savings on a 105000 dollar house. I can’t believe it. I never thought a kid from the trailer park could do it. I can’t wait to get my next one. I have learned soooooo much that I count the money that I have spent as a college education. What little advice I have in the short time I’ve done this is. No one is perfect. Analysis paralysis is a real thing. Things are gonna happen that you never seen coming. Analyze some deals online. Act like you are gonna make an offer on them. Scout your neighborhood let people know you want to get in the game. Keep trying bro don’t give up. Save your money and invest in you. 

A.You are 20 life is crazy and unpredictable.the brain is still running at Mach 10. 

B. I would think that the seminars are only good for the person selling the course. Im not saying that they are all crooks but there is soooooo much info on bigger pockets between the forums and podcast. These people here are normal people who have skin  in the game and just want to help for the most part. Are there some butt heads sure, but I have found that 95% people here are pulling for you and want to help. For every parrot talking about creative financing with 47 buisness partners with no money down and made 4 trillion on thier first deal. There is the person who barely got by with thier first rental they over payed for with a broken  pipe and someone cooking meth in thier house that cost them 25k thier first year on a 110k house.It’s ok not to be perfect , or find the greatest deal. These people are the same as you and will help. Save your money ask a bunch of questions on this forum and listen to the podcast. You are 20 it’s great you are trying to do better for yourself. Don’t stop. You are gonna be great. 

Quote from @Brandon Caynor:

LVP is nice. That is what I normally put down. If you are installing yourself do yourself a favor and get the planks that are wider and longer compared to others. You'll be able to put it down a lot faster than several rows of thinner boards. I've used a few different brands but the LifeProof ones seem to work well and click much easier than some of the others ones I've used from Lowes even though it costs a little more. For color don't overthink it. Go for a light or dark brown. Gray was in, but now it's out. I don't think any natural wood color you can go wrong with. 

Agreed the life proof snaps together so much easier and has a sound dampening material and pad built in. We tried some from menards. It was trash the flooring would not snap together. We had to return it