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All Forum Posts by: Ryan Johnston

Ryan Johnston has started 23 posts and replied 97 times.

Post: Live-In Flip Financing - The Intrim Step

Ryan JohnstonPosted
  • Flipper/Rehabber
  • Tampa, FL
  • Posts 111
  • Votes 38
Quote from @John Herold:

If you haven't already done so, could you expand your HELOC line? Also 20% down and 5% in fees sounds a bit high for a fix and flip loan.

Alternatively and if you're ok with living in a 4-plex, you could owner-occupy 1 of the 4 units and look at qualifying for a 96.5% LTV FHA loan. You could renovate the other 3 units while living there, and maybe get the reno funded by loan funds as well.


I haven't looked into expanding the HELOC. I didn't know you could do that to be honest. I'll give them a call to see if they want to play ball or not. I'm a good customer so hopefully they agree.
and yes, the 20% and 5% makes the deal unfeasible. As for the 4-plex idea, I don't have too many in my area and I'm about to start a family soon and would like more privacy. I really would like to stick with a SFH

Post: Live-In Flip Financing - The Intrim Step

Ryan JohnstonPosted
  • Flipper/Rehabber
  • Tampa, FL
  • Posts 111
  • Votes 38

@Mitch Larrivee I have saved a good chunk of change but I don’t think I’ll have enough for both. It’ll depend on rehab costs. I was planning on a big renovation. The lipstick flips don’t make the kind of returns I’m looking for around my area.

So you don’t refinance once you’re finished with the renovation? Is the only downside with this the extra changes?

Post: Live-In Flip Financing - The Intrim Step

Ryan JohnstonPosted
  • Flipper/Rehabber
  • Tampa, FL
  • Posts 111
  • Votes 38

Hey BP community. I currently live in my flip that I completed about 2 years ago. Now that I'm about to hit that tax free mark of 2 years, I'm beginning to look for live-in flip #2, but don't know how to go about financing. I'll give some background:

I have about 6 figures of equity in the house that's locked in with a 30yr mortgage @ 3% and an interest only HELOC with adjustable rate. I planned to use the equity from my current house to fund the purchase price and renovation of my next live-in flip, but I'm unsure what to do with the interim step. Where it gets complicated is that ideally I'd like to renovate it while still living in my current residence for the sake of moving twice.

-    I've researched bridge loans and they're an expensive financing option that would cost me 20% down and 5% for fees.
-   I was thinking about doing a cash out refinance to get money out and have 2 mortgages for the duration of the flip. Not ideal but I do have the savings for it. Cuts into profit margin because of higher operating costs.
-  3rd option I've been looking into is selling, moving into an airbnb for the duration of the flip.

Are there any other options that you can think of? Something I'm missing or opinions of the options I've listed above?

Thanks for your response! I can appreciate outside perspective.

Post: Property managers in Tampa,FL

Ryan JohnstonPosted
  • Flipper/Rehabber
  • Tampa, FL
  • Posts 111
  • Votes 38

Outfast Property Management is based in Tampa and they have some great reviews. I'm a sales agent under them as well. 

I'd recommend the broker i use. OutFast Realty. The process is super simple and they offer some great training too. They're investor friendly and I highly recommend taking a look. 

Post: I need help finding a way to start flipping houses.

Ryan JohnstonPosted
  • Flipper/Rehabber
  • Tampa, FL
  • Posts 111
  • Votes 38

Do you have any specific questions?

It essentially goes like this:

  1. Find a house (MLS, cold calling, direct mail, etc)
  2. Offer on the house (take into consideration who you're going to be selling this to. If you plan to sell to a fix-and-flip investor, keep in mind the rehab costs. A fix-and-flipper won't buy an overpriced house.)
  3. On the contract, make sure you sign the assignable clause. This allows you to assign it to another buyer, which makes you the middle man.
  4. Send this listing out to your buyers list with your markup tacked on. Market to people who you think would want to buy this house
  5. Facilitate the purchase

Post: Question on the order of renovation

Ryan JohnstonPosted
  • Flipper/Rehabber
  • Tampa, FL
  • Posts 111
  • Votes 38

TERMITES LAST! Please don't listen to those who tell you to do the termites first. The wood you buy from Home Depot or Lowes will have the potential to have termites inside them! Termite companies will guarantee will sometimes guarantee their work, but if you add more wood (potentially bringing termites inside), this will void your warranty! This mostly applies to tenting or spraying a house. However, if you need to do any structural repairs because of termites, do that first of course.

As for order of construction, always do the structural first, then major mechanical/plumbing/electrical second. Take care of everything inside of the walls. Take out as much drywall as you need to get the job done. Once you double check everything inside of the walls is good, then you can seal up the drywall, do any patching, and then paint. Once your painting is 90% done, then you can do your finishes. A painter will want to get in there, spray everything down, and get out. Touch ups will come later. If you have the flooring/cabinets/trim in, you will be tripling the time the painter spends because of the required prep.


Remember: inside walls, outside walls, paint, then finishes.

Post: Recommended CPA in Florida

Ryan JohnstonPosted
  • Flipper/Rehabber
  • Tampa, FL
  • Posts 111
  • Votes 38

@Tyler Gibson Thanks Tyler, I'll send the PM now
@Natalie Kolodij Thank you Natalie. I'll look further into the forums here on BP. I mainly wanted someone in Flordia since that's my home base. If they throw out a client that they want to introduce me to or a connection that would be good for me to have, I want to be able to take advantage of that. A good CPA can likely find you a good lawyer or other team members like that. A hidden network of types!

@Karen A.  Thank you Karen. I've received many PMs off this post referring CPAs in high praise. I think I'm going to go with one of them. If you find that you absolutely couldn't live without your new CPA I'd love to hear about him

Post: I'm looking at an old church to convert, need advice

Ryan JohnstonPosted
  • Flipper/Rehabber
  • Tampa, FL
  • Posts 111
  • Votes 38

If the numbers work, do it! Hard Money Lenders work tremendously for first time flippers that need some money - albeit they are expensive. I used a HML for my first flip recently and it worked out just fine. They have a referral program. Let me know if you're interested and I can get you in touch

Post: Recommended CPA in Florida

Ryan JohnstonPosted
  • Flipper/Rehabber
  • Tampa, FL
  • Posts 111
  • Votes 38

Hey BP Community, 

It's almost tax time again and I'm looking for a CPA in Florida - I live in Tampa, FL but I'm willing to go outside of that area if there's someone who's worth it. If you have recommendations can you send them my way?

Also, when looking for a CPA what are some things I should ask? I have a list of questions but I always appreciate other's input.