Hi everyone. I’ve been a land flipper for 8 years, I own 6 storage facilities and joined this group about a month ago. I jumped right to the video course and ended up buying a lot in NC Sean posted about in this group a few days after I joined that Cali had under contract. Closed on the lot last week and just placed my order for the home today! Looking forward to learning this process to hopefully scale up to do 5-10 of these a year. But we’ll see how the first one goes! Thanks Sean for all your help on this first one!

Completed my build in Oxford NC today! This was my first time using a drywall finished home and I'm really excited to see how the market responds to this. We came in a little over budget because of some issues with our well (we expected to hit water at 250 ft, didn't actually get there until close to 500 ft!) and had a few other hiccups along the way, but we made it! We still need to finish the gravel walkway from the driveway to the front steps, as well as a 12x15 patio off the back steps (we chose not to do a deck on this one), and then staging and pictures, which should all be done by early next week! More info to come on total expenses but looking close to 230k all in and targeting a 290K exit. This is a 1600 sq ft, drywall finished home sitting on over 4 acres in a really nice, quiet neighborhood in Oxford. Less than a month ago, a 1600 sq ft, entry level wall-board home built in 2021 sold for $275k on 3 acres, so I feel good about where we are positioned! But lets see what the market says!

Who here is looking for a deal in this area? I have an opportunity, I'm spread a little thin with some of my current deals so wanted to see if anyone in here is open to looking at something in this area. 242 Sturdivant Rd, Denton, NC, 27239 - 1.15 acres, public water and soil study done.

Earlier this week I closed on one of my Statesville NC Deals. I used the Clayton Ultra Flex 28x52 and love that series. Here are the full numbers on this one. Lot cost: $27,000 Home + setup: ~$143,000 Financing fees: $15,000 Total all in: $185,000 Sale price: $219,000 Buyer credits: $8,500 Commission (5.5%): $12,045 Net profit: ~$13,455 Thin deal. About 7% margin. We hit a 2 month weather delay that paused all production. By the time we got through it, the market had shifted and we had 90 days left on our private note. That doesn't give you a lot of options. We didn't have time to sit at market value and wait for the right buyer. We needed to list at a sell now price and move on. That's the reality of using private money. The clock is always running. When delays stack up and eat into your timeline, it puts pressure on your exit whether you're ready or not. A few things I'd do differently. Build more buffer into your timeline when you're using a private note. Weather delays happen. Inspections take longer than expected. Municipalities move slow. If your note only has 6 months and anything goes sideways, you're going to feel it on the back end exactly like we did here. The deal still closed. We still made money. And we keep moving forward. That's the business. Not every deal is a home run and that's okay. The ones that sting a little are the ones that make you sharper. Any questions on how I structured this or how I think about private money timelines, drop them below.

Is anyone actively looking in Laurens SC for a land home package? One of our members, @Howard Mintz , has some land there and is looking to sell or potentially partner with someone on the deal. Parcel ID 7120000041