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Want to learn step-by-step how to find, fix, and flip nice houses for MON$TER paydays? Learn more here.
(Note: Want the best system for fixing and flipping houses in the world? Get our 17-Step Systemized Renovation Process, guaranteed To make rehabbing houses fast, fun, & easy.)
Hey Moguls, an awesome new Faculty Advisor is treating us today to a terrific lesson.
Chris Seder is an investor from Billings, Montana, who has grown his rehabbing business from doing just 1 deal a year to doing more than 10 deals a year – consistently. Chris did have a little help early on, which helped propel him to his successful REI career, his dad has been rehabbing and buying rentals since the early 1980s.
These days, Chris specializes in rehabbing and wholesaling and is a master of marketing and creating marketing systems. He also does 2 to 5 virtual wholesale deals a month, and he’s an author, speaker and real estate investing coach.
And that Mogul friends is why we’re pumped to welcome Chris – ‘cause we know we’re gonna get loads of good REI info from this dude. And with that…
Hi Moguls, I’d like to pose a question:
“Does the location of your next rehab project really matter?”
“Does the location of your next rehab project really matter?”
Let me paint you a nice crisp picture of 2 rehab projects where both have the profit potential of around $30,000 but are in 2 completely different areas. To make the numbers easy to follow, I am not going to include closing cost, holding cost, Realtor commissions or all of the costs associated with buying and selling a house. Just picture all of that included in the purchase price.
Project 1 has a low purchase price of only $20,000 with repairs in the $15,000 range. The area has an average sales price of around $65,000 to $70,000 giving a rehabber the potential to make around $30,000 after all is said and done. Sounds like a great deal, right?
Project 2 has a purchase price of $100,000 with a repair cost of $30,000 and has an after repair value of $160,000 to $170,000 also giving a rehabber around a $30,000 profit spread. This also sounds like a great deal, right?
Most beginning rehabbers think to themselves, ‘Man, why would I spend $130,000 to make $30,000 when I could go and buy a house, be in it $35,000 and still make the same amount of money? I could do that same deal 3 times with the same amount of money as just doing the one deal.’
But there is one small catch...
The one thing that I forgot to mention was that Project 1 is located in a lower-income area (not war zone), where 95% of the houses in that area are rentals. Project 2 is located in a working class/middle income neighborhood where 70% to 90% of the houses are owner occupied.
After hearing these facts, which property would you choose as your next rehab?
Of course, you know the phrase; “Location, Location, Location.” Well, it holds very true when it comes to rehabbing houses.
Through years of trial and error (doing hundreds of rehabs), we have found what we consider our rehabbing sweet spot. For our rehabbing business, our easiest and most profitable deals have come in what I call first-time homebuyer areas.
In our market, the first-time homebuyer areas have a mix of 2-to-4 bedroom houses, built in the 1950s to 1980s, between 1,200 sq. ft. and 2,000 sq. ft. and with after repair values between $130,000 and $200,000.
This is our sweet spot. And, we have found that these areas have the MOST amount of deals for us to buy, and also – once fixed up – the houses sell faster than any other price range.
If we get in the too low amount of a price range, say in the $70,000 ARV range, we have found that because the areas are more rental areas, there are fewer people who want to buy there, and there are also less people who can actually qualify for a loan.
Now, these areas are still amazing for wholesaling and buying rentals – for rehabbing, though, they’re just not great.
The same thing applies to homes in our market that start to get more on the higher-end range. Once you start getting into higher-end homes, not only does your buyer pool shrink a little bit, but your end buyer expects more upgrades, which brings your rehab budget up.
We have done a few higher-end type rehabs in our market and most of them have taken more time and money than we originally thought leaving us with more risk and an (only) average profit.
Every city is going to be different when it comes to finding your sweet spot. If you're in markets in California, your sweet spot might be $300,000, $400,000 or more. Or if you’re in places like Detroit, it might be $100,000. Your goal now needs to be to go on a mission and find out where the sweet spot is.
Follow these steps to do just that:
Step 1: Find your Retail Expert
To start your search, I recommend you contact several Realtors in your area and start asking them questions about the real estate market. Say, “Hey, I’m considering buying a house, but I was really wondering if you knew some of the market statistics.”
You’ll want to know:
And any other question you can think of that might help you with finding your area.
I suggest you talk to at least 5 Realtors to get an accurate look at your market. Some Realtors are going to be bias so you do not want to take 1 person’s word – it’s best to get several opinions and come to your own general conclusion.
Step 2: Using Robots to Find your Sweet Spot!
The next thing I like to do is go to Trulia and do some market research. Trulia will give you city crime statistics, prices and even demographic data. You can select ‘demographic data’ and select ‘owner occupied homes’ and it will give you the percentage of owner occupied homes compared to rentals in certain areas. This way, you can clearly see if the area you want to focus on is more of a rental area or more of a homeowner area.
If an area is 85% rentals and 15% owner-occupied, it might be safe to say this would be a great wholesaling area, but not the best fix and flip area.
Remember, I like to focus on the working class and middle-income neighborhoods. These areas have a good mixture of owner-occupied homes and rentals. Typically more than 60% owner occupied.
With Trulia, you can also search the average year of construction for homes. It will provide you with a heat map. This is very cool because for me, I know that most of the houses we fix up were built in the 1950s to 1980s. I can then avoid areas that are brand new and focus on older areas that have an abundance of homes that could be dated and in need up upgrading.
Play around with Trulia and all of its statistics, get lost in the website and if you need help, I’m sure Google or YouTube have info on how to navigate the website.
Step 3: How to Find your New Best Friend
The last step I use to find my sweet spot for rehabbing is to start networking with other rehabbers in the area. These people will know the better places to rehab and be a wealth of information for you.
To find rehabbers, I suggest you start networking at your local REIA meeting, call up all of the ‘We Buy Houses’ ads and just start talking to everyone you know in order to find the biggest and best rehabbers in the game.
I like to try and take these people out to lunch (make sure you buy), most people cannot say no to a free lunch, I know I can't. Explain to them that you are new and thinking about getting into rehabbing and you’re wondering if you could pick their brain. Ask them what types of homes they are buying, what areas, what prices ranges, profit spread, age of the home and anything else you can think of.
Finding your sweet spot when rehabbing is critical to your success. I have witnessed a lot of new rehabbers lose money because they tried to flip a house in an area where NO ONE was buying. This mistake cost them a lot of money, time and stress.
It may take you some time to really figure out your sweet spot, but once you figure it out, you can truly start dominating your local real estate market.
Got any more questions about your REI sweet spot? Ask away in the comments section below.
Learn your real estate market by talking with real estate professionals in your area.
Call at least 5 Realtors and ask them questions.
Use the internet and sites like Trulia to help you figure out the market statistics in your area and demographic data.
Find out what other successful rehabbers are buying and where they are buying. The most successful rehabbers will know the market better than anyone else.
Is there a topic you'd like to learn more about? Request a Lesson
is a full time real estate investor from Billings MT (yes, Montana has houses), with over 5 years of real estate investing experience. He has grown his own rehabbing business from doing 1 deal in a year to doing over 10 deals consistently. Christopher's father has been Rehabbing and Buying rentals since the early 1980's and has helped Christopher grow his business into a power house in Montana. Christopher specializes in rehabbing, wholesaling and is a Marketing Machine. His knowledge of marketing and creating marketing systems for his business has allowed him to develop several cutting edge marketing campaigns that he has launched across the country. Because of the remote location he lives in (middle of Nowhere MT), Christopher has focused a lot of effort on Virtual Wholesaling, while still rehabbing 10 to 15 houses a year locally. Christopher currently does 2 to 5 virtual wholesale deals a month while enjoying life with his wife and their dogs. Christopher is an author, speaker and real estate investing coach.
Module: Investing Strategies
Strategy: Rehabbing / Fix & Flip
Expert: Chris Seder
At RealEstateMogul.com, we’re committed to delivering the awesomest, most practical, actionable content to our members … and that a big part of that is getting YOU to tell us what you'd like to learn from us. Since our REI resources are basically endless, we’d love to tailor our upcoming training as much as possible to precisely match what you, our members, really need and want out of us.
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We've been in business for nearly a decade. Our mission is simple: help 1,000,000 people live lives of greater freedom. That's what gives us juice and passion.
Unfortunately, there are people and companies who do bad things and make products that don't work at all or don't work as advertised. That behavior hurts everyone.
The bottom line is there is no such thing as magic. There is no magic unicorn that will appear on your doorstep and start pooping gold bars or giving you free money.
Just because people in this program have made lots of money doesn't mean or imply the same will happen to you. In business, and in life, there are no guarantees.
Any one of the people who we happen to feature in this program have a BIG WHY - they want to make a difference and help themselves, their families, their employees and customers succeed. They want more and they apply themselves, they get outside of their comfort zones, acquire new skills, work like crazy, make mistakes, and fail, BUT THEY DON'T GIVE UP.
They implement. They don't quit. They serve. They didn't blame someone or something else for their mistakes or failures - instead, they do the HARD WORK that it takes to make a difference.
They use our tools, systems, psychology, mindset, training, community and events to succeed.
If you're the type of person that isn't willing to roll up your sleeves, learn, explore, grow and focus on helping other people succeed, our programs aren't for you.
If you're a blamer, whiner, malcontent, or just downright lazy, our programs aren't for you.
But if the content is this program and our videos resonate with you - and you can see the possibility and potential that this can work for you, then WELCOME HOME. You're in the presence of REAL PEOPLE who are helping REAL BUSINESSES succeed, thrive and survive.
It would be both mine and my team's pleasure and honor to serve and support you so you can EARN MORE, LIVE MORE and GIVE MORE.
Preston Ely, CEO
FULL EARNINGS DISCLOSURE:
RealEstateMogul LLC. (The Company) does not guarantee income or success, and examples shown at RealEstateMogul.com do not represent an indication of future success or earnings. The Company declares all information shared is true and accurate, and any claims made of actual earnings or examples of actual results can be verified upon request.
The earnings, revenue and profit results that a customer will generally achieve in circumstances similar to those depicted in the endorsements and testimonials on this site depend on many factors and conditions, including but not limited to, work ethic, learning ability, use of the products and services, business experience, daily practices, business opportunities, business connections, market conditions, availability of financing, and local competition, to name a few. Because of impediments due to any one or more of the foregoing and other factors, it is generally expected that no earnings, revenues or profits will be achieved with the use of any products or services advertised on this site in circumstances similar to those referenced in any endorsement or testimonial.
Each of the purchasers of our products and services who have provided their endorsement or testimonial for use on this site have received a refund in the amount of the cost of the product and service in exchange for their endorsement or testimonial.