About Flip & Hold
We make real estate easy and are here to help you navigate the market like pros, thanks to our excellent local know-how. We’ve got a super smooth loan process to make your whole experience with us made easy.
We get that every investor is different, so we have many selling options to fit your unique goals. More than just deals, we want to give you real estate peace of mind, knowing your investments are in good hands. If you’re looking to grow your money without lifting a finger, we’ve got some excellent passive investment opportunities that promise safe and steady double-digit returns. We’re all about being clear, reliable, and really knowing the real estate game, so you can make smart choices and hit your financial dreams.
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We are more than a lender; we are your trusted partner in real estate investing. With local market expertise and a streamlined loan process, we support you throughout your investment journey to ensure swift and smooth project completion.
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Recent Posts
- Buying Occupied Properties: Opportunities, Risks, and Hard-Learned Lessons
Lately, I’ve been getting a lot of questions about occupied properties — specifically, whether we fund
them and whether we recommend buying them. The short answer: – Do we fund them? Yes. – Do we
recommend buying them? Sometimes… and with caution. We’re not just lenders — we do our own
deals, too. Right now, we’re working on three projects we purchased off-market, all of them occupied,
and each with its own set of challenges. These deals can work, but they’re not as straightforward as
people think.The Reality of Buying Occupied Properties
Occupied properties can be a goldmine — or a headache. Here’s what you need to factor in before you
sign the contract: 1. Eviction Timelines – Some evictions wrap up quickly. Other times, you’re looking at
12+ months before you gain possession. – In our experience, most fall somewhere in the 3–9 month
range. 2. Extra Costs – Moving or “walking” money to incentivize the occupant to leave. – Attorney fees
for eviction. – Extended holding costs while you wait for possession. 3. Complications With Protected
Classes – If the occupant is elderly, disabled, or part of a protected class, expect a more complex and
potentially more expensive process.The Eviction Process: Why Speed Matters
A lot of people try to save money by delaying eviction or attempting a handshake deal. Don’t do it. – File
the eviction immediately. – Use it as leverage to negotiate a smooth transition. – Even if you want to
work with the occupant, having the legal process in motion protects your timeline. Sometimes
occupants will cooperate, especially if they have overages coming back to them (which can make
negotiation easier). Other times, they’ll dig in, stop answering calls, and make the process difficult.Bottom Line
Buying occupied properties can be profitable — but buyer beware. It’s not a beginner’s play, and it’s
rarely as easy as the “quick flip” stories you hear. Plan for delays, budget for extra costs, hire a solid
eviction attorney, and go in with eyes wide open. - Stage or Not to Stage? Why Staging Your Property Matters
My Take? Always Stage Your Property.
It’s a pretty straightforward answer, but there’s some nuance around how much and what type of staging you should do.
I’ve talked to investors who swear by virtual staging — it’s a great option if your budget is tight and you want to showcase the potential of the home without the upfront cost of furniture rentals. I’m definitely a fan of virtual staging in those cases.
But if you have the budget and the opportunity, actual staging is always better. There’s something about walking into a well-staged home that helps buyers imagine living there — it really makes a difference.
How Much Should You Stage?
Here’s what I recommend staging to get the best bang for your buck:
- Kitchen: A staged kitchen looks inviting and functional.
- Bathrooms: At least one bathroom, ideally two if your budget allows.
- Main Living Area & Dining Room: These are key spaces buyers want to see furnished so they can picture their lifestyle.
- Master Bedroom: If you can only stage one bedroom, make it the master.
Tips on Staging Realistically
Don’t overdo it — staging isn’t about stuffing the place with furniture. And don’t underdo it either! Find the right balance.
- Avoid putting an oversized California king bed in a tiny bedroom — it will make the room feel cramped.
- Likewise, don’t put a small twin bed in a large master bedroom — it might raise questions about the space.
I’ve seen all kinds of staging setups, from blow-up mattresses to cardboard box springs, and honestly, if the staging looks good and helps buyers visualize, that’s what counts. Just make sure the staging is safe!
Find the Right Staging Partner
There are plenty of professional staging companies out there that can help you strike the right balance. Some don’t just bring furniture — they add art, plates, glasses, lamps, rugs, and other touches that make the home feel lived-in and welcoming without looking cluttered.
If you need recommendations, I can share a few trusted staging partners who know how to make a house look great — but not overdone.
Bottom Line
Staging is worth the cost. It helps sell homes faster and often for more money. If you want your property to stand out in a competitive market, staging should be a priority.
- Kitchen: A staged kitchen looks inviting and functional.
- Why You Should Always Be Conservative with Your ARVs (After Repair Values)
Today, I want to talk about something that comes up a lot with investors and borrowers: ARVs — After Repair Values.
The Old Way vs. The New Reality
There was a time when we’d let borrowers have a little “executive privilege” on their ARVs — meaning they could bump up their projected resale values a bit based on comps they liked. But that time is over.
With the current market conditions, we are strongly advising everyone to be conservative when estimating ARVs. Why?
What’s Happening in the Market?
It’s kind of a mixed bag right now:
- In some neighborhoods, houses are sitting on the market longer, with prices dropping.
- In other places, especially those with high-quality renovations, good bones, and great locations, homes are still attracting multiple offers and even selling over the asking price.
But houses with poor renovations or in less desirable areas? They’re sitting. Even if the renovations look nice, if the neighborhood or the fundamentals aren’t solid, buyers just aren’t biting.
How to Approach ARVs and Renovation Budgets
Here’s my advice that’s worked for me and the investors we work with:
- Be conservative on your ARV. Use comps that are slightly above your estimated ARV, so you’re not overestimating what you can sell the house for.
- On the flip side, be generous on your renovation budget — overestimate rather than underestimate what it will cost to fix the property up.
By underestimating your ARV and overestimating your renovation costs, you build a cushion into your deal and protect yourself from losses.
What Do You Need to Analyze a Deal?
When I analyze a deal, I focus on three key numbers:
- Purchase Price
- Rental Amount
- ARV supported by solid sold comps
Make sure your ARV is backed by actual comps in the market, ideally some that are even higher than your estimate. This way, you avoid surprises and make smarter investment decisions.
Final Thoughts
Being conservative doesn’t mean you miss out on opportunities — it means you protect your money and position yourself to succeed in any market.
- In some neighborhoods, houses are sitting on the market longer, with prices dropping.
- To Landscape or Not to Landscape? Here’s What We Recommend for Your Flip
One question I hear a lot lately is: “Should I spend money on landscaping my flip, or not?” Well, my answer is—it depends. Let me break down what we’ve learned from our experience funding and doing flips and new construction projects.
Landscaping on New Construction and Higher-End Flips
For our new construction projects or higher price point flips, buyers tend to want you to put the majority of the budget into the inside of the home. They’re focused on high-quality finishes, upgraded kitchens, and making the living spaces as attractive and functional as possible.
That said, you still need to cover the basics outside—a decent deck, a clean front entrance, a small patio, and a well-maintained walkway and driveway. But beyond that, most buyers have their own vision for landscaping and prefer to handle that themselves once they take ownership.
Landscaping on Starter Homes and Lower-End Flips
For the lower-end homes—think first-time buyers in the $500k-$550k range—landscaping matters more. These buyers want to see a home that’s move-in ready, including the yard. In these cases, we always budget for landscaping, even if it’s around $10,000 or so, to ensure:
- Walkways look inviting
- Driveways are clean and in good shape
- A small patio or deck is in place if one didn’t already exist
The goal here is to make the property attractive and minimize the buyer’s work after closing.
What’s the Bottom Line?
- If you have the budget, include landscaping. It adds curb appeal and can help your home sell faster, especially in entry-level markets.
If your budget is tight on a new build or higher-end flip, prioritize finishing the interior well and cover just the basics outside. Let the buyer customize landscaping after closing.
- Walkways look inviting
- Renovation Costs Are Still High: What You Need to Know Before Your Next Flip
Renovation costs are still very high, and I want to give you some perspective so you don’t get caught off guard.
Real Talk on Renovation Costs
We recently completed a small flip on the South Shore ourselves. It wasn’t a major overhaul—more of a fluff and buff project. We upgraded the kitchen, renovated the bathrooms, and added a deck. Even though we didn’t go crazy, we still ended up spending $70,000.
Now, I also talked to another investor we work with who just finished a full renovation on an 1100 square foot ranch. His costs were about $150,000. This included a new roof, windows, siding, doors, plumbing, electric, and mini splits for heating and AC. Yet, he kept it pretty basic otherwise, carpeted bedrooms, no crazy upgrades. That’s a hefty price tag.
What This Means for You
If anyone tells you they can do a full renovation for $50,000 to $75,000 unless the property is in really good condition and you’re only touching the kitchen, bathroom, paint, and refinishing floors, be cautious.
A full renovation project in today’s market will likely cost $150,000 or more. If you’re consistently spending less than that, I want to see your projects—even if we’re not funding them—because I’m genuinely curious how that’s possible.
My Advice for Investors and Rehabbers
- Be real about your renovation budgets. Talk to your contractors and understand what you’re paying for upfront.
- Don’t base your numbers on underinflated renovation estimates. That’s a fast track to losing money.
- Plan conservatively. Overestimating renovation costs may save you headaches later.
Join the Conversation
What are you seeing out there for renovation costs? Drop a comment, share your experience, or reach out. Let’s help each other get smarter about rehab budgets and expectations.
- Be real about your renovation budgets. Talk to your contractors and understand what you’re paying for upfront.
- Stick to Your Numbers and Stay in Your Lane: A Must-Have Mindset for Real Estate Investors
Lately, I’ve had a lot of conversations with investors feeling nervous about deal flow — worried about finding enough deals and tempted to stretch their numbers just to keep things moving. So today, I want to drop some advice that I believe can save your business and your sanity:
Stick to Your Numbers. Stay in Your Lane.
Why Sticking to Your Numbers Matters
When deal flow slows down or your pipeline looks lean, it’s natural to get anxious. You might start thinking:
- “Maybe I can push my after-repair value (ARV) a little higher…”
- “What if I cut $5,000 or $10,000 from my renovation budget?”
- “I need to keep my crews busy, so I’ll take a risk on this one.”
Sounds familiar, right? But here’s the thing — stretching your numbers and stepping out of your comfort zone without solid data is a recipe for disaster, not success.
The Double Whammy: How Cutting Corners Costs You Twice
If you inflate your ARV and simultaneously shave your renovation budget, you’re setting yourself up to lose money in two ways:
- Your profit margin shrinks because you’re underestimating costs.
- You’re overestimating the value you’ll get when you sell.
Both add up to a serious hit on your bottom line.
What You Should Do Instead
- Stay calm. Don’t panic just because deals feel scarce.
- Keep running your race. Stick to your tried-and-true numbers.
- Use your tools. Rely on your deal analyzer and repair estimator consistently.
- Be conservative with ARVs. Factor in potential price drops and unexpected renovation overages.
- Remember: it might take longer, but you will find deals. More importantly, you won’t lose money.
What I’m Seeing in the Market
Right now, prices are flattening out. I’m not seeing huge drops unless the property has obvious issues, but I am seeing properties sit longer on the market and more price adjustments happening. In this environment, discipline in your numbers is more crucial than ever.
Final Thoughts
Ignore the drama and noise. Stick to your numbers, stay in your comfort zone, and trust your process. This mindset will keep you profitable and sane, no matter what the market throws at you.
- “Maybe I can push my after-repair value (ARV) a little higher…”
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