I Could Have Wholesaled This For $10K. I Wholetailed It Instead.

I bought this house for $236,000, put about $8,000 into it, and it's listed right now at $325,000. If I had wholesaled it instead, I'd have made a $5,000-10,000 assignment fee. Taking it down myself and putting it on the MLS should net around $50,000. This video is the whole breakdown of why. Here's the short version. This house was already listed on the market and it wasn't selling, because it failed inspection. The seller reached out to us off one of our mail pieces. Behind the brick on the outside there were 2x4s and plywood that were rotted out, black mold, and it wasn't structurally sound. The bricks weren't aligned right, so water got behind them and rotted the wood, including some of the trusses. We tore out the brick, redid the sheathing, put in brand new plywood and Tyvek. That was about a $4,000 repair. Another $2,000 went into a secondary bedroom for drywall, electrical, and framing. That's it. That's the whole renovation. The part I really want you to take from this is how I picked the exit strategy, because that decision was worth more than the repairs. Ask yourself who your end buyer is. Would an investor buy this house? Maybe. But what would they do with it — rental, Airbnb, flip? A flipper needs at least a 10 to 15% margin, and at a $325,000 price point there isn't enough room for them to make that work. So there's no investor who'd pay what I need. The only buyer at that price is a homeowner. And if your buyer is a homeowner, you belong on the MLS, not assigning a contract. That's wholetailing. A few other things I get into: What we spent on staging and why. $1,500 for the master, living room, kitchen, and some amenities in the bathroom and secondary bedrooms. It's September in Wichita and this price range is slow right now. Staging, a cleaning crew, and air fresheners are how you avoid holding a house with hard money going into winter. Why I didn't touch the kitchen or the bathrooms. I could have put another $30,000 into this house. If the return on investment isn't there, what's the point? Not everything needs fully renovated. Where the money actually goes. $236,000 purchase, roughly $244,000 all in with closing costs, around $256,000 once you factor carrying costs. Listed at $325,000, minus commissions and closing — that's where the $50,000 comes from. The one thing I'd tell you to do before any renovation: put a scope of work together, and figure out who's buying the property before you do anything. Once you know your buyer, the strategy picks itself. I'm breaking down more of my properties like this, so subscribe if that's useful to you. Quick correction — in this video I say "wholesaling" a couple of times when I'm describing wholetailing. Wholesaling is assigning the contract. Wholetailing is buying it, doing light work, and listing it yourself. This deal was the second one. My bad. --- CHAPTERS 0:00 The numbers 0:26 Why this house failed inspection — and what we fixed 1:49 What wholetailing actually is 2:14 Where the money goes 2:57 Who's your end buyer — the decision 4:05 Staging, and what I didn't renovate 5:24 The takeaway: scope of work first --- WORK WITH ME 📍 Wichita, KS — investing nationwide 📸 Instagram: @alexperansi 🎵 TikTok: @lexthegodson 🔗 Links: https://linktr.ee/aperansi 📧 aperansi@ibuyict.com 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 — need a cash offer instead of listing it? https://www.sellmyhomeict.com/ #realestateinvesting #wholetailing #realestate #realestateinvestor #fixandflip #houseflipping #wholesaling #realestateinvestment #investmentproperty #privatemoney #jointventure #exitstrategy #homeinspection #beforeandafter #kansasrealestate