For House Flippers
Flipping homes is profitable, if you do it right
The difference between profit and loss is knowing what to buy, what to fix, and when to sell.
Before you flip
A few things worth knowing before you write an offer
Not every property is a good flip
Bones, location, and layout matter more than price. A cheap house on the wrong block is still a bad deal.
Renovation costs can kill profit
Surprises behind the walls (knob-and-tube, failing joists, hidden moisture) can turn a 4-month flip into a 9-month break-even.
ARV is the number that matters
After Repair Value sets your ceiling. Get it wrong by 10% and the margin disappears. Comps must be tight, recent, and honest.
That's where Grace comes in: an advisor on the deal, not just an agent on the contract.
The fundamentals
Three things separate profitable flips from expensive lessons
Buy right
70% rule, conservative ARV, and off-market sourcing. The deal is made the day you buy.
Fix smart
Renovate to the neighborhood, not above it. Know which upgrades pay back and which don't.
Sell fast
Every month on the market eats your margin. Price for velocity, stage for the buyer pool.
Sample Flip Math
What the numbers can look like
Three worked examples, not actual projects, showing how Grace runs the numbers on a flip with typical scope and a conservative ARV, not the rosy version.
| Neighborhood | Purchase | Rehab | ARV | Net Profit | Timeline |
|---|---|---|---|---|---|
| Brookline | $95,000 | $45,000 | $215,000 | $48,000 | 4 mo |
| Beechview | $78,000 | $62,000 | $210,000 | $42,000 | 5 mo |
| Mt. Washington | $142,000 | $85,000 | $340,000 | $71,000 | 6 mo |
Net profit is after rehab, holding, closing, and agent costs. These are illustrative examples of how Grace breaks down a flip; actual numbers depend on the property.
What kills flips
Most flips don't fail on the rehab. They fail on the math.
Overpaying
The #1 killer. Auction fever and emotional bidding turn a flip into a break-even at best.
Scope creep
A $30k rehab becomes $55k when you start chasing perfection in a $200k neighborhood.
Holding too long
Every month is taxes, insurance, utilities, and loan interest. Speed is profit.
Why work with Grace
A partner in profitability, not just a transaction
Most agents hand you the keys and disappear. Grace stays in the deal from the offer to the closing table on the resale.
01
Deal evaluation
Honest underwriting before you write the offer. ARV ceiling, rehab range, holding costs, and a realistic margin, so you know if it pencils, not just if it's interesting.
02
Market knowledge
Block-by-block read on Pittsburgh. Which streets are appreciating, which are stuck, and where buyers are actually paying for the upgrades you're planning.
03
Pricing strategy
List too high and you sit. List too low and you give margin away. Grace prices for velocity in your specific micro-market, usually within the first two weeks.
04
Exit strategy guidance
Sell retail, sell to another investor, or pivot to a rental if the market shifts mid-rehab. You'll have a Plan B before you ever need it.
Deal evaluation
Looking at a deal? Let's evaluate it together.
Drop your email and the address (if you have one). Grace will run honest comps and tell you straight if the numbers work.
Have a deal in mind?
Bring me the address. I'll tell you if it pencils.
Send me a property you're considering and I'll run honest comps, an ARV range, and a rehab read. No fluff.