All Forum Posts by: Scott A.

 advice Julia, thank u!

understood.

 I Google to find the Thousand other subcontractors out there that will work on my terms how I want at my time window.  it has it has nothing to do with picking good fast or cheap.

See this post. Basically Guy Jimenez said it best, 'I will almost never sell to FHA / VA / USDA buyers..." He goes on to say his last buyer's had their parents co-sign to get a conventional loan.  Then Derek Tyler goes on to say, "All of my listings I started to market only to non FHA buyers and it hasn't decreased my showings or offers yet (have done on the last 3 houses.... Since the beginning of 2015). I highly encourage my potential buyers to use the 3% down conventional programs or even the 0% down program that one of our local credit unions offer. I was scared at first to limit my pool of buyers but if they want the house bad enough they will switch to one of these programs. So I don't even touch FHA buyers anymore. Just my findings so far in 2015."  -There is your answer.

Super helpful J Scott.  Thank you.  I called a granite company today too.  So I'm revising my 30 day Outsourcing plan for everybody.  Now it looks like this:

Here's my proposed rehab schedule for a 3br/2ba ARV in 150K range... rehab in under 30 days.  I only use supplies in Stock.  I also screen subs well to ensure they will work my timeline before i hire. If they do not show up at the exact day/time i want them to start on that first day, they are terminated.  I get replacement subs already on my speed dial.  

1) Start Day 1: Trash out w/Safeguard - 1 day max

2) Start Day 2: Demo -2 days max.

3) Start Day 4: Interior Painters/Exterior painters - 2 separate crews working same time. -3 days max.

3.5) ALSO Start Day 4: IF tiling floors in kitchen or bathrooms FIRST have granite countertop subs do their template around cabinets BEFORE laying tile.  This way your granite can be processed for cutting and ready within 10-14 days.

4) Start Day 7: Tile Flooring/ Bathroom Shower tile rehab/ Carpets - Done simultaneously by up to 3 separate crews. 1 day for carpets/ 4 days max tile in main room floors and showers. -4 days total

5) Start Day 10: Button up part A- New light fixtures/cover plates/ new toilets. Have landscaping Sub get to work. 3 days max.  

Start Day 14: Button up part B: Granite Subs come back and Install Granite Countertops & Sinks in Kitchen and bathrooms.  1 Day max.

Start Day 15:  Other subs put in faucets.  Get cleaning Sub.  1 Day Max.

Total Rehab time: 15 days. I will still add a 15 days padding for mishaps = 30 days total.  

...the 30 day schedule might be solid then.  If I'm pissing people off usually that means I'm on the right track.

Here's my proposed rehab schedule for a 3br/2ba ARV in 150K range... rehab in under 30 days: *I only use supplies in Stock. I also screen subs well to ensure they will work my timeline before i hire. If they do not show up at the day time i want to start that first day, they are terminated. I get replacement sub already on speed dial.

1) Trash out w/Safeguard - 1 day

2) Demo -2 days max.

3) interior Painters/Exterior painters - 2 separate crews working same time. -3 days max.

4) Tile Flooring/ Bathroom Shower tile rehab/ Carpets - Done simultaneously by 3 separate crews. 1 day carpet/ 4 days max tile in room floors and showers. -4 days total

5) kitchen rehab- granite countertops, new cabinets, i only choose what i find in stock. 3 days max.

6) Button up- New light fixtures/cover plates/ new toilets/ landscaping. 3 days max.

Total Rehab time: 16 days... I will add 14 days padding for mishaps = 30 days total 

For my 100% outsourcing flippers... Look about right?

I'm only getting replies from GCs but no replies from any Experienced Flippers that aren't GCs... just straight up outsourcers.  

Here's my proposed rehab schedule for a 3br/2ba in under 30 days: *I only use supplies in Stock.  I also screen subs well to ensure they will work my timeline before i hire.  If they do not sow up at the day time i want to start, they are terminated.  I get replacement sub.  

1) Trash out w/Safeguard - 1 day

2) Demo -2 days max.

3) interior Painters/Exterior painters - 2 separate crews working same time.  -3 days max.  

4) Tile Flooring/ Bathroom Shower tile rehab/ Carpets - Done simultaneously by 3 separate crews.  1 day carpet/ 4 days max tile in room floors and showers.  -4 days total

5)  kitchen rehab- granite countertops, new cabinets, i only choose what i find in stock. 3 days max.

6) Button up- New light fixtures/cover plates/ new toilets/ landscaping.  3 days max.

Total Rehab time: 16 days... I will add 14 days padding for mishaps = 30 days total 

Thanks for your reply. I want faster. 30 days or less.  for most things I would stay away from GCs, and go with solid handymen... maybe I can find a crew at home depot and I can pay them extra to work through the night or exclusively for me. I would just use a GC for necessities that require a gc... like HVAC, roof..

 But even then I bet I could negotiate upfront my required schedule or they get terminated. I would put it in contract and pay a little extra to do it my way.  I want 2 months or less... preferably 30 days.  Of course part of this is me picking a property that doesn't require to much heavy lifting too.  hoping to get more replies on this.

Excellent advice Michael... much appreciated. thanks... "who's who of mental health" ...lol.  plus u gave me idea on time  frame about working full days. It might be a good idea for me to offer to pay subcontractors a little more than expected as a bonus or negotiate upfront to get my full days out of them and avoid schedule headaches and keep my schedule how I want.   everybody has a price.  I see in the house flipping shows that their subs will work through the night,  if I offer extra$$$ cash I  bet I could  get some of them to work through the night for me too.    I will negotiate this up front with any subcontractor I hire.  I want full days.