The flip, step by step.
Speed, systems, and a budget that was honest before the first demo day. This is the sequence Zack describes from his own projects.
Find the right house
Look for homes the market has passed over: dated, as-is, or neglected, where the work is cosmetic and the structure is sound. Brighton Avenue was listed with the line "bring your ideas and plans."
Know the finish before the start
Zack credits mentorship with one skill above all: a confident estimate of what the property will be worth once the work is done.
- Comparable sales for the after-repair value
- A line-item rehab budget
- Closing, carrying, and staging costs
Close fast, fund smart
Hard-money financing keeps the timeline tight, and speed is a margin lever. The Brighton Avenue listing accepted cash, conventional, and FHA 203(k) terms; the home went under contract in four days.
One general contractor, specialist trades
A primary GC runs the job. Electrical, HVAC, roofing, and countertops go to specialists. Zack's rule on DIY: "Don't waste your time."
- Paint cabinets rather than replace them when the boxes are sound
- Reglaze tile instead of gutting bathrooms
- Neutral finishes throughout, to avoid over-improving
- Every dollar tracked in a running expense document
Present it like it is already sold
Every flip is staged, roughly $3,000 with Brandywine Staging, because it pays back in faster showings and competing offers.
Sell it, or keep it
Point Court was built for resale. Brighton Avenue went to market as a rental at $2,990 a month. The exit is chosen by the numbers, not by habit.
Deal spread, at a glance
Pre-filled with the Point Court figures: $245,000 purchase, $45,000 renovation, and the $377,000 projected ARV. Change any number. "Other costs" is an estimate that covers closing, carry, and staging.
Illustrative only. Real-estate commissions, transfer taxes, and market movement are not included. Not financial advice.