All Forum Posts by: Ryan Larue

There are HML lenders that do 100%, you just have to find them/prove yourself. There is a lot of capital freely available right now and investors need it placed in something like a hard asset. I won't disclose any, and I'm sure every market varies, but in the Phoenix, Las Vegas, and Southern California markets, there are plenty of 100% financiers available. Some will fund the property and wrap the holding and rehab costs. Some will just fund the property and then do a draw as you move along. As a contractor myself, I do my own flips and also work with other investors rehabbing theirs. Best way (in my experience for those investors who use the draw system) is to do demo first (as it is fairly cheap and mostly labor costs) and then request your first draw. That will help jump start your project

Hey David, thanks for reaching out. I do not charge for Rehab estimates,  although I do ask that properties be under contract. Too many times a lot of guys don't want to get estimates on a ton of properties that are not under contract  and it tends to take up a lot of unnecessary time. I mean that with all respect.  I do not have a set cost per square foot, as every job is different depending on the client, the area, condition of the house, and the overall product you're wanting to deliver to market.  If a contractor tells you a set cost per square foot, they are full of **** and you should run the other way. A ballpark number for your average three bedroom two bath house,  doing just cosmetics, and to use for a reference when trying to negotiate a price on personal properties with the $25 per square foot.  But the cost can rise if it needs a roof, AC, garage door, etc. Don't let these people fool you into thinking that there is a set price per square foot.  That is some industry standard that was set when Wholesaler properties became popular  and guys thought they could use that to negotiate the buy price and the sell price. Like I said, every job is different and the cost of labor him materials continues to rise significantly,  therefore all those costs I have to be factored in. Feel free to PM me and I can exchange contact information if you want to discuss things further

Welcome Byron!  It's a fast, competitive market right now in Phoenix. Things move very quick here, so it's vital to have the right team in place. 

There is no license to flip houses. That's bad advice. You can get a GC license or a realtors license, but neither is required. Especially if you hire all your own team. I'm a GC, not because I flip my own properties, but I do a lot of work for other clients besides myself. So for me, it is a requirement. Doing it for yourself, anyone has the ability to flip. Good luck!

@Austin V.

You might try listsource.com

I called a "wholeseller" today regarding a message he left on my voicemail pertaining to one of his properties, and he had no info on it (price, arv, or close of escrow) and would get back to me when he "got into the office". So, it's safe to assume I've met the "whole seller" you speak of...

Yep, what Dean said. A "subject to" or seller financing, would be the best way to make this happen. Seems complicated the first time you do it, but make sure you use a title company who deals with a lot of these types of transactions and they can help walk you through the process