All Forum Posts by: Tyron McDaniel

 Hey Chris, this place is like 1120 sq ft or so. All MEP's and the roof are new; for weirdo's like you and I who do older homes I have found the key is to have a solid carpentry crew (or 2,3) in your back pocket who are reasonably priced. If you can control the carpentry costs then you can control the costs a little more. 

 Thanks Bill! This project took normal than longer because of how it was financed but the plumbing, electrical and a/c are all new. The siding is mostly the existing wood siding although we replaced about 30% of it. 

Rose what I have found that works best for my is being as aligned as possible with my carpenter! Most old houses have extensive carpentry work needed and if you can control the carpentry costs then you should be fine as the other items tend to cost what they cost. For instance, A/C, plumbing & electrical costs tend to be pretty standard for the most part but it's carpentry that tends to waiver greatly! 

For our projects we tend to use carpenters who are small 2-3 man operations as their pricing structure has proven to be ideal for our needs. Besides that, we do all the normal stuff... Feel free to reach out and we discuss the particulars of your project further along with other things we do to ensure our projects flow as smooth as possible!

Just completed a really neat Vintage Renovation project that I think was pretty cool and a LOT of work...

As with all deals you learn a few things or improve on your processes and this deal was no different! I also made a rookie mistake in not covering the hardwoods after having them refinished which led to them beat up pretty bad by my a/c guys and hence they look HORRIBLE in these photos! (Those will get fixed on Monday!)

The numbers on this deal are pretty good:

Purchase: $120,000
Rehab: $65,000
List Price: $274,300

This is an absolutely wonderful looking renovation... I love the finishes and colors you guys! I use the same Arabesque tile and stainless vent hoods in many our renovations! That bathroom is amazing as well, I saved the photo! (It may have a twin in Houston soon, LOL)

Great job!

 Way to go Ryan! I can't tell you HOW MANY new investors I recommend do that especially those who don't own a home currently! 

Generally our goal is to maintain the existing sq footage and simply move a wall or two which doesn't always yield the highest ARV but it's quicker. Ultimately I wish we would have made this a 3/2 as it would have had a HUGE impact on the ARV in spite of any potential hassle!

City permitting isn't difficult and there really is no benefit in doing it unpermitted in my opinion. The city inspectors provide an added level of insight that if you aren't very savvy in renovation in all facets, it can sometime be a benefit.  Besides that, the average trade performs differently when they know their work has to be up to code and will receive scrutiny. Not to say certain things they have asked haven't been a hassle to fix but for the most part they have all been reasonable things. You permitting your project isn't going to extend your schedule very much... 

 Thanks Jon! Its for sale ($174k) - they call this area Near North, it located on the east side of 45 from the Heights! People who can't afford the Heights look in this area.

All work was permitted and from a process vantage point I own a company that specializes in what we call "Vintage Renovations" within the 610 Loop. So we renovate & update old wood frame bungalows within the loops rapidly gentrifying neighborhoods. 

 On this one I did do some of the work, the insulation, repairing & replacing damaged hardwood flooring and some of the trim! The original floor is Red Oak and I did my repairs with White Oak so I stained the floor Espresso to turn those blotches into what we call "historical character" - LOL. 

As for the color, funny enough, I did that color to make it stand out some and I can tell you that since we have painted I have seen no fewer than 4-5 houses now get painted some hue of Blue or Light Gray; usually someone just has to do it first and then everyone else follows suit. Most of our houses are in the inner city in rapidly gentrifying areas so we have plenty of liberty to design and do things that aren't so bland and run of the mill. Thanks

 Thanks Christian! I didn't want a regular chandelier that would hang low and I don't always like for the finishes to be what we call "matchy-matchy" LOL