Authors: Peter A. Richmond
ISBN-13: 9780471799108, ISBN-10: 0471799106
Format: Paperback
Publisher: Wiley, John & Sons, Incorporated
Date Published: January 2007
Edition: (Non-applicable)
PETER A. RICHMOND is a Realtor with Pacific Union Real Estate in Mill Valley, California. He has worked in real estate for 13 years, following a 25-year career in international banking and finance that included assignments to Germany, England, and Pakistan. Peter represents clients in both residential and commercial real estate, working with his wife, Jane, at Pacific Union. He is a member of the Allen F. Hainge Cyberstars and is a recognized expert on the purchase and sale of foreclosed properties.
Book Synopsis
The inside scoop...for when you want more than the official line!
Perhaps you've seen TV shows on flipping and thought, "I can do that." Maybe you're tempted by the lure of easy profits. There is money to be made by flipping residential properties, but there's risk involved, too. This book helps you get started or improve your flipping skills (and your profits) with info on finding appropriate properties, financing your purchase, making improvements that will pay off, negotiating with contractors, and more. Whether you're interested in undertaking only cosmetic improvements or in totally gutting a property, this guide helps you with everything from choosing and redoing the right house or condo to selling it for maximum profit. With tips from experienced flippers, it includes:
Vital Information on finding and financing the right property
Insider Secrets on using and leveraging someone else's money
Money-Saving Techniques such as refacing or painting cabinets and updating the hardware
Time-Saving Tips such as consolidating your purchases (appliances, materials, tools, etc.) at a home improvement center
The Scoop on staging a property inside and out for maximum impact
Expert Advice to help you assess a property's profitability, set and monitor your budget, and more
Table of Contents
About the Author xv
Introduction xvii
Initial Decisions 1
Establishing Your Goals 3
Should you flip? 4
Assessing profitability 4
Non-flip real estate investments 6
Calculating ROI 6
Using someone else's money 7
Just the facts 8
Doing Your Research 9
How's the market? 10
Economic considerations 10
Looking at demographics 11
Government information 12
Government activity 14
Investigate permits 15
Benefiting from disaster 17
Brain picking 18
Just the facts 20
Deciding What Type of Flip to Do 23
Personal concerns 24
The three types of flips 25
The cosmetic flip 26
The intermediate flip 27
The total gut 29
Which type of flip is right for you? 29
Flipping other properties 30
Just the facts 31
Conversations: Moving Forward 33
A conversation withyourself 34
Expanding the conversation 35
One last check of government activity 37
Make the decision 38
Just the facts 38
Setting Your Budget 41
Budgeting for your project 41
Cost considerations 43
Acquisition costs 43
Soft costs 45
Hard costs 55
Labor expense 57
Planning for the unexpected 57
Potential income tax savings 58
Profits: your "take-home" 60
Just the facts 60
Acquiring the Property 63
Locating the Right Property 65
Condition of the property 65
Design and size 67
The age factor 69
It's all about location 70
Timing is everything 72
Project timing 72
Market timing 74
Searching for properties 76
Using a Realtor 77
Doing it yourself 78
Just the facts 79
Buying the Property 81
Making the offer 81
Pay as little as possible 82
Factor in estimated costs 82
Condition of the market 83
Contingencies 84
Loan approval 84
Counteroffers 85
Due diligence 86
Seller's disclosures 86
Physical inspections 89
Discussions with permitting authorities 92
Just the facts 94
Financing Your Purchase 95
Institutional lenders 95
Financing terms 96
Cross-collaterization 97
Mortgage brokers 98
Which method is better? 99
Seller carry-back 100
Self-financing 101
Plan financing in advance 102
Just the facts 103
Paperwork and Closing 105
Taking title 106
Title insurance 107
Legal form of holding title 108
Cloud on the title 109
Easements 111
Hazard and liability insurance 112
Other closing documents 113
Other closing issues 114
Just the facts 115
Planning the Flip 117
Cosmetic Flips 119
A few words about permits 119
Finding materials 120
Paint and paper 120
Cabinet refacing 123
Appliances 124
Light and bright 124
Bring in more natural light 124
Add light fixtures 128
Tile and stone 129
Kitchen and bath 129
Fireplace and hearth 132
Curb appeal 133
Just the facts 134
Intermediate Flips 135
Kitchens 136
Countertops 137
Cabinets 139
Appliances 141
Sinks and fixtures 143
Vents 144
Floors 145
Bathroom 148
Family/great room 149
"Going light" 150
Just the facts 151
Total Gut and Remodels 153
Permits and entitlements 154
Public hearing 156
Consider the neighbors 156
Local regulations 158
Construction issues 160
Electrical 161
Plumbing 162
Structural 164
Interior design details 165
External additions 166
Recreational extras 168
Just the facts 169
Doing the Work 171
Picking Your Team 173
The professionals 174
Attorney 175
Accountant 176
Banker 177
Architect 178
Realtor 179
Escrow or title officer 179
Contractors 180
The role of the general contractor 180
Licensed and bonded 181
Why hire a general contractor? 182
Subcontractors 182
Paying the contractors 183
Working with a partner 184
Just the facts 185
Doing the Construction 187
Establish a work Schedule 187
Empty the house 188
Order materials and schedule subcontractor work 189
Cosmetic flip schedule 190
Intermediate flip schedule 193
Demolition 194
Basic structural work 195
Operating systems 197
Interior walls 199
Flooring and finishing 200
Outside the house 202
Total gut schedule 204
Demolition 204
Framing 205
Roofing 206
Finishing up 206
Yard and exterior 208
Lawn and garden 208
Irrigation systems 210
Trees 211
Hardscape 212
Unexpected problems 213
Progress inspections 215
Just the facts 216
Taking It to the Bank 217
Selling Your Gem 219
Pricing expertise 220
Absorption rate 221
CAMO 222
Market knowledge 222
Property marketing expertise 224
Electronic marketing 225
Virtual tours 227
Traditional marketing 228
Realtor's network 230
Disclosure 231
Just the facts 233
For Sale by Owner 235
Doing a FSBO 235
Getting the word out 239
Staging the property 240
Outside the house 242
Just the facts 243
It's Done! Final Considerations 246
Closing documents 245
Tax ramifications 247
"Thank you, sir! May I have another?" 249
Just the facts 249
Glossary 251
Resource Guide 257
Recommended Reading List 261
Words of Wisdom 263
Before and After 269
Index 273
Subjects