I Could Spend $60,000 On This Flip. I'm Spending $20,000.

We bought this house for $135,000. I could put $60,000 into it, do a full renovation, and sell it for around $240,000. Instead I'm putting in $20,000 and selling it for around $205-210,000. In this video I walk the entire property and break down why that's the better deal — the numbers, the strategy, and the two lessons I'm carrying over from my last flip. Here's the short version. We're heading into fall, the market slows down, and I'd rather price aggressively and move this house in 4 weeks than chase an extra $30K in ARV and sit on it through winter paying carrying costs. The theme on this project is preservation. What can we keep? The cabinets are 15 years old and in good shape, so they stay. Countertops stay. We're painting the backsplash instead of replacing it. New LVP throughout, paint over the wood paneling, and the biggest chunk of the budget goes to the only bathroom in the house. A few things I get into: How we got this deal. The seller found us through Google. We put a lot of work into our SEO so we rank for the right keywords, and her daughter filled out a form on our site. She was moving into assisted living. We were NOT the highest offer she got — we were the offer she could trust. Most investors don't take the time to understand what someone is actually going through before they make an offer. That's how I separate myself, and it's why I get deals other people don't. -Foundation Issues: If you see cracking at the corner where the door trim meets, that's settling. Pay attention to it. I had a full home inspection done by a licensed inspector before I bought this property, and it's the reason I know exactly what I'm dealing with. The $7,000 surprise that wasn't. There's an old septic pad in the backyard. The house is on city water and sewer, but if that tank had still been active I'd have been pulling permits and paying $6-7K to rip up concrete and dispose of it. The inspection showed it was decommissioned years ago. That's what an inspection buys you. Why I went LVP instead of hardwood. I'd have loved to do hardwood through the whole house. There just wasn't enough of it left under the carpet to go around. Two lessons from my last flip. I didn't have a good project manager on that one and it cost me time and carrying costs. On this one I had a project manager before we did anything else, and the first thing we did together was walk the property and build the scope of work. If you're going to flip at any kind of scale, the scope of work always comes first. The second lesson is cost of capital — we got our rate down from the last project to this one, which means every week we save on the timeline is real money in my pocket. Paint colors if you're looking: walls are Shoji White, exterior trim is Urbane Bronze. I'm documenting this project from the very beginning to the very end, so subscribe if you want to see how it actually turns out instead of just the before and after. Not going to lie — at the start of this video I told you I'd drop a word somewhere in here and then I completely forgot to say it. My bad. So don't go hunting for it. Comment PRESERVATION instead. IM SORRY. --- CHAPTERS 0:00 Why I'm not doing a full flip 0:43 The numbers: $135K purchase, two different ARVs 1:15 Exterior — what we're not touching 3:01 How this seller found us (we weren't the highest offer) 4:06 Preservation: keeping the cabinets and countertops 4:28 Moving the laundry out of the kitchen 5:20 Master bedroom — why LVP instead of hardwood 6:03 The crack that tells you a house is settling 6:29 Bedrooms and the only bathroom 7:01 Sun room (and using AI for design ideas) 7:56 Backyard and the $7,000 septic tank surprise 9:05 Lesson 1: Get a project manager and a scope of work 9:54 Lesson 2: Cost of capital --- I post the short version of these walkthroughs on Instagram and TikTok — job site updates, quick breakdowns, and stuff that doesn't make it into the long videos. Contact me Instagram: @alexperansi TikTok: @lexthegodson email: aperansi@ibuyict.com --- WORK WITH ME Private lenders — I fund projects like this one with private money. If that's something you do and you want to see how I operate before we ever talk numbers, reach out: Agents and wholesalers — if you've got a deal that doesn't fit your buyer or doesn't work as a listing, send it to me. I JV on deals and I close. Sellers — Have a house that needs repairs? Or want to sell to someone who buys as-is homes in Wichita, KS or anywhere in the country? Click the following link to submit some information for a cash offer https://www.sellmyhomeict.com/ #realestateinvesting #houseflipping #fixandflip #realestate #realestateinvestor #flippinghouses #fixerupper #renovation #realestateinvestment #investmentproperty #privatemoney #jointventure #wholesaling #beforeandafter #kansasrealestate