All Forum Posts by: Jason Coyle

@Tim Cook Just wanted to say thank you again for having me, and how excited I am to shed some light on a sometimes "grey" area for many investors out there! We're going to be covering things from the time a property comes across the desk, all the way through navigating and negotiating the buyers inspection report, and everything in between.

This is also a great opportunity to network and meet great people like @Ryan Blake, who provide valuable resources specific to real estate investing. Looking forward to seeing everyone there!

I am a contractor serving DFW. I'd be happy to hear what you have going on and come take a look! Is this a house you currently have under contract?

All of my contact info is on my BP profile. Feel free to reach out!

I used field lens for awhile. Pretty good software for job management and customer/contractor interaction. It would take a very long explanation to cover all the capabilities, but a quick YouTube search will show what it can do. If utilized correctly, could easily be worth the expense. 

Well done sir, looking good! Looking forward to more progress pics!

I just might know someone? Haha

I do pre acquisition work with investors daily, what type of deal is this? Portfolio property or flip?

Feel free to contact me, I'd be more than happy to help. All of my contact info is here on BP.

Smooth wall will take a bit longer with pretty substantial bedding work. If you have a couple of really amazing guys doing the work, hopefully they get it knocked out within a week. That would be pretty impressive. Please keep us posted on how it works out. This could be some valuable info for someone doing work on a property and may help them with expectations in the future.

Maybe with a crew of 6 guys you could do it in 3 days. If they were very skilled. Maybe. Is it smooth wall or are they planning to texture? I would say 2 guys that are at least semi skilled could still take close to 2 weeks. If they get the rock completely installed in 3 days they're doing pretty good on a 1,000 sf install. Mud phase has a few variables as far as dry times. Does the house have HVAC? Is there rain in the forecast? High humidity will stall dry times for mud.

I've had crews that exclusively do drywall work do a house that size in 3 or 4 days, but that's their specialty, and they show up with 8 guys. Expecting 2 guys to do it it 24 hrs is pretty unrealistic. It can take up to 3 coats of mud and will often take 24 hrs for mud to dry before you can sand and hit it again.

There are 2 types of load bearing beams that can be done to open walls, exposed beam that hangs off the ceiling, or recessed in the attic for a smooth ceiling. A short span like in your pics would be simple and inexpensive. However, I have a couple questions.

If I understand you correctly, you're wanting to expose the side of those cabinets in the left side of the photo?

If that is the case there are a few things to consider.

It's very likely the side of the cabinets aren't finished. Also from the pics, I would say they are builder grade cabs? Meaning, made from particle board or MDF? If so, they likely are wrapped in a veneer or possibly would have a printed paper veneer? This would be problematic to match for both upper and lower cabs.

Secondly, your counters will be too short. Do you plan to replace them? Is so, problem solved on that. As far as cabinet finish, you could always do a lay over plywood on the side to cover the particle board and paint it? Not what I would usually do, but it could be nice enough where it would work. Would need a little corner mold on the front corner as well.

I sent you a message so feel free to give me a call. Might be easier than posting back and forth. 

@Alex Nelson 

Nettles Mason, the short answer, buyers aren't really sure what the answer is!

My post was partially hoping someone had some strategies that were still effective on a regular basis, and partially just to have a discussion about the current market here.

I look at tons of deals for investors and the numbers just aren't working as of late. I'm no guru, but I've been doing this for awhile now. It has never been this difficult to get into a property with even a little potential profit. Robert is correct in the fact that newbies are paying these higher prices to wholesaler and driving the prices up. Wholesalers are just looking to make as much as they can, just like everyone else, so why change it?

I'm actively looking for properties for my investors all the time and keep coming up empty. It used to be 1 in 10 deals at least was pretty good. Now you're lucky if 1 in 30 deals hits even the lowest margin requirements. My clients are having the same issue on their own.

If ibuyers uses the strategy you mentioned, REI for our market will slow to a drip. The only consistent thing in this world is that everything changes. I just hope the changes we've seen here aren't permanent.

@nettles Mason

So are you saying you have some deals in Tarrant County? 😂