All Forum Posts by: Kevin Ivey

LVP is the new cool kid.  Water resistant is fine to overkill for a bedroom.  

the prep is critical we did a flip yeah exactly 30 year old carpet we poured self leveling compound (runny concrete) in a bad hallway wish we had just down the whole area much better connection.

also be ready for 30 years of dust when you pull it up

We just flipped a house in a flood zone here in WA state. Very little hassle we did cosmetic.  Our insurance agent had the insurance lined up no problem & little to no impact on the sale only thing was buyer asked for an elevation certificate which on a Friday afternoon no one was sure where to get.  I set up the buyer with my insurance agent and issue gone.

One of the things to remember that some of the rural markets have a built in top dollar no matter the finishes.  I work hard to ask myself is this "touch" just lipstick on a pig? Will this cause a buyer to up their bid? or just be a "cool"? 

There is no 100% confident in ARV and remember that depending on markets if it is full of first time home buyers those prices also can be inflated by what they expect the seller to pay of their closing costs. I try to leave enough in my "profit" number that we can absorb some price issues.

We just wrapped up a flip and fix that is under contract for 30K over asking price.  Nothing else has sold close to this in the market...  I am waiting for the appraisal to come back before I dance, since the bank may not agree/ finance the buyers price.  This is in an outlying just getting trendy town.

@Bobby Gill looks good i would love the 9% in my market.

I have used Best online cabinets a few times now. good wood quality boxes they arrive about 5 days when they ship usually in a couple days. You may not be ordering enough for free shipping.  I buy the ready to assemble (rta) put together the last kitchen in a day.  Cabinets to go is in seattle but I have never used them.

I second the window my only two major delays have been window issues.  They mismanufactured them once.  Then depending on the contractor they may delay other items waiting for the convenience of the windows first.  They other long lead i have run up against is countertops measured & installed I am  now working with one company that after 3 flips will get me squeezed in with in a week then cut & installed a week later. 

I have used bestonlinecabinets.com a couple  of time now.  Even ordering on the value end the cabinets are solid great quality.  They ship quickly, you can get them ready to assemble or already done for about 30% more.  If your doing a medium size kitchen its usually enough they wave the shipping.

I think finding the right houses to work on in my market, Everett, WA (N of Seattle).  Still learning to find the off market deals or leads (any advice welcome) have mostly used foreclosure auctions and those are slim pickings right now. 

Some hard money lenders partner who with auction companies so you can get in on some deals for 10% down.  Do your homework on the exit strategy a lot of
people have their hands out for a piece of the pie.