Market Knowledge
Comps (Comparable Sales): You need to know what fixed-up houses are selling for in the area. This is your ARV (After Repair Value).
Neighborhood Trends: School districts, crime rates, new developments—these all swing value.
Seasonality: Houses move differently in spring vs. winter in Minnesota.
Numbers & Analysis
ARV (After Repair Value): What the house will sell for once renovated.
Repair Costs: You must be able to estimate kitchens, baths, roofs, siding, mechanicals (HVAC, electrical, plumbing).
Profit Margins: Standard target is 10–20% of ARV after all costs.
The 70% Rule: A quick guideline—don’t pay more than 70% of ARV minus repairs.
Example: If ARV is $400K and repairs are $60K:
Max offer = (400,000 × .70) – 60,000 = $220K.
Renovation Management
Scope of Work: Write detailed repair lists, line by line.
Contractor Network: Reliable crews for demo, carpentry, plumbing, electrical, roofing, etc. (your edge is you already know this side).
Budgeting & Change Orders: Unexpected issues will hit (mold, permits, structural). Have a cushion.
Timeline: Carrying costs eat profits if you drag. Most flips aim for 60–120 days turnaround.
Legal & Financing
Holding Structure: Are you buying in your name, an LLC, or a partnership?
Funding: Options include hard money lenders, private investors, or cash. Each has costs and timelines.
Permits & Codes: Know city requirements or risk stop-work orders.
Taxes: Short-term capital gains apply unless you structure smart.
Exit Strategy
Sell Retail: List with an agent and maximize profit (your most common play).
Wholesale: If numbers are tight, pass the deal to another investor for a fee.
BRRRR Strategy: Buy, Rehab, Rent, Refinance, Repeat—build long-term wealth if it makes sense.
Mindset & Systems
Risk Management: Expect delays, surprises, and curveballs.
Deal Flow: Build pipelines of leads—agents, wholesalers, direct-to-seller marketing (postcards, door knocking, cold calls).
Negotiation: Chris Voss style—tactical empathy, calibrated questions, and framing win-win offers.
Documentation: Keep detailed spreadsheets on each deal: costs, receipts, timelines, and ROI.
Bottom line: Flipping isn’t just “buy low, sell high.” It’s about running the numbers, managing the rehab, and knowing when to walk away. Your edge, Lucy, is that you already know construction—so if you get tight on numbers, you can spot where others overpay on repairs.
Our Edge (What Makes Us Different)
Contractor First, Investor Second
Most “house flippers” guess on repairs. We don’t.
With nearly 20 years in construction (roofs, siding, windows, gutters), we know what it really costs to fix a home.
That means we can make smarter offers, avoid overpaying, and move faster than competitors.
Family & Community Approach
We talk to homeowners like they’re our neighbor, not a transaction.
No pushy sales, no tricks. Just straight answers, real options, and respect.
Our motto: On the Flip Side — we move people from a tough spot to a better one.
Fast, Flexible Closings
Standard closing: ~30 days.
Need it quicker? We can make 7–14 days happen.
We fit the deal to the homeowner’s timeline, not ours.
As-Is Sales
Homeowners don’t need to fix, clean, or stage anything.
We buy houses in any condition—from brand new to completely trashed.
“Take what you want, leave the rest.” We handle the repairs and clean-out.
Win-Win Deals
We don’t chase every deal. If it’s not a fit, we’re honest and walk away.
Our goal is to protect the homeowner, protect our profit, and improve the neighborhood.
Lead Comes In
A homeowner reaches out (website, referral, direct marketing).
First response: Friendly, helpful, no-pressure.
Example: “Hey, thanks for reaching out. Tell me a little about what’s going on with the house.”
Initial Conversation
Get the basics: address, condition, timeline, situation.
Listen first. People will often tell you their pain point (foreclosure, inheritance, repairs too big, etc.).
Property Snapshot
Run comps → Find ARV.
Estimate repairs (use our contractor knowledge).
Run numbers to make sure we’re targeting 10–20% profit margin.
Make the Offer
Keep it simple and conversational.
Example: “Based on the numbers, we’d be around $XXX, and we’d cover closing costs. You wouldn’t need to fix a thing. How does that sound?”
Contract & Closing
Once they agree, send the contract.
Standard close in 30 days, with the option to speed up if needed.
Keep the homeowner updated the whole way.
Like Family: “We’re here to help you move forward, no pressure.”
Simple Words: No real estate jargon, no over-explaining.
Straightforward: Be upfront about the process and timeline.
Empathetic: Homeowners are often stressed. Listen, don’t just pitch.
At LL Properties, we’re not “just another investor.”
We’re contractors who know the numbers, neighbors who care, and problem solvers who make tough situations easier.
Our edge is trust, speed, and real experience.