New project..

[...Whitepower...]

Close on the 29th with a 2 week rent back.

First one I ever brought in GA that was actually liveable at the time of closing. Hence the street view drive by pics. :lol:

http://i59.tinypic.com/1zny934.jpg


http://i60.tinypic.com/28mfjgn.jpg

[JRD77VET]

What work does this one need? Just refreshing?

[09CTSV]

Looks good. How long of a flip will this one be? Your last one turned out great.

[LATB]

Nice. Real nice. :seasix:

[...Whitepower...]

What work does this one need? Just refreshing?

Roofs fine. Its not architectural but it's only 4 years old.
4 sided brick (may paint it)
Needs windows and doors.
Driveway is rough but its long. We'll see where the budget is at the end and figure out if we want to do it.
Gutters are fine.
Slab for back patio needs to be repoured.
May enclose carport depending upon budget at the end.
Minimal landscaping. No real tree work, just swapping out overgrown shrubs, grinding stumps, mulch, etc..
Baths will be redone
Kitchen will be expanded pulling square footage away from a formal livingroom that we will lose all together.
Basement is partially finished and we will finish it. As the house sits its a 3/2. We will make it a 5/3. We may even go mother/daughter with another kitchen downstairs (gotta look harder at comps).
AC/Furnace/Water heater are all 2 years young.
Square footage is 1700 up and another 1700 down. It's a deceptively large house.
There is a huge lot next to the house where there used to be a house that it seems someone still owns and maintains the land so their is no neighbor on top of you to the one side. Back yard is wooded. Solid schools, good commuter location, etc.

Projecting 2 months. Putting some monetary incentives in place for my GC if we get done early and penalties in place if we get done late like the last one.

[VatorMan]

:waiting:

[Bucwheat]

Sounds like a full time job Mark,hope everything works out in your favor.:seasix:

[Jeff '79]

Love these threads! :seasix:

Good luck on finishing on time and under budget.

It looks like a really nice house.
Paint the brick? :nono: jmho

[simpleman68]

Love these threads! :seasix:

Good luck on finishing on time and under budget.

It looks like a really nice house.
Paint the brick? :nono: jmho

:iagree: On all points.

Nice find brutha. :cert:
Scott

[LATB]

Paint the brick? :nono: jmho

Agree. Not on the OP home.

Although I've done it. And it can work in the right setting. I've even built new and painted new brick. It just had to be the right architecture and setting.

[...Whitepower...]

There are 4 houses in close proximity with the same look. Just want to differentiate it from the others.

This is what We were thinking as it has gray shingles already.



http://www.beneathmyheart.net/wp-content/uploads/2011/06/DSC_0041.jpg

[mrvette]

Love these threads! :seasix:

Good luck on finishing on time and under budget.

It looks like a really nice house.
Paint the brick? :nono: jmho

:seasix: I AGREE!!!!!!!!!


:seasix::issues:

[island14]

There are 4 houses in close proximity with the same look. Just want to differentiate it from the others.

This is what We were thinking as it has gray shingles already.



http://www.beneathmyheart.net/wp-content/uploads/2011/06/DSC_0041.jpg

Those are nice colors, and like you said it would set it apart from the rest of the houses there.

Nice looking lot too!

:cert:

[Blademaker]

One of our neighbors painted their brick house,.....looks like shit.

[...Whitepower...]

Like Lars said... It can work.

http://www.tphblog.com/wp-content/plugins/image-shadow/cache/ca3d71981e604dfd27e88e34ccb686d7.jpg

[...Whitepower...]

Closed.

Seller will be out Sunday(nice surprise). Dumpster Tuesday and demo Wednesday.


Btw it was sad to see this guy only netting $3k on the HUD On a house he's lived in 40 years.

[Millenium Vette]

Btw it was sad to see this guy only netting $3k on the HUD On a house he's lived in 40 years.

Indeed. That is why I never listen to the financial genius' who tell me it is stupid to live in a house that has no mortgage when money is so "cheap".

:cert:

Looking forward to seeing your improvements to this one Mark. You are one of the sharpest investors I have ever seen that flips houses. :seasix:

[...Whitepower...]

Seeing that everyone's updating shit...

Work started.

Looking to enclose the car port into a legit garage now. Need to move the electrical meter.
Sliding glass door in back is going to be a regular door so we can salvage more square footage for the kitchen.
Put in a 30ft beam in the living area so we could blow out 3 walls (open concept is what people want.
Three new tubs/shower enclosures are in and tile in baths are done vanities were just picked up for install. Addressing blocked drain today.
Tree work soon so we can paint.
Concrete pad (cracked) in back and walk were demoed in perpetration for upgrade.
House had a glory hole and an alter room. No BS.


My GC got to work so quick I never took before pics but I'll upload some of what I have later.

[VatorMan]

Moving the meter ? That's a pretty expensive option.

[...Whitepower...]

Moving the meter ? That's a pretty expensive option.

Trying to figure that out now. Just talked to my GC and he is saying he'll probably run all the wiring so all that has to be done is the connections. His electrician wanted 2k to do it all which is more than we anticipated. The problem is if you look at the very first pic i posted the box is pretty much in line with the back passenger door of the maroon altima in the carport. We have to move it to the far left side (back driver side door of green car) which would be the exterior wall of the garage if we enclose it like planned so the meter reader can access it.

[Calif Vetteman]

Roofs fine. Its not architectural but it's only 4 years old.
4 sided brick (may paint it)
Needs windows and doors.
Driveway is rough but its long. We'll see where the budget is at the end and figure out if we want to do it.
Gutters are fine.
Slab for back patio needs to be repoured.
May enclose carport depending upon budget at the end.
Minimal landscaping. No real tree work, just swapping out overgrown shrubs, grinding stumps, mulch, etc..
Baths will be redone
Kitchen will be expanded pulling square footage away from a formal livingroom that we will lose all together.
Basement is partially finished and we will finish it. As the house sits its a 3/2. We will make it a 5/3. We may even go mother/daughter with another kitchen downstairs (gotta look harder at comps).
AC/Furnace/Water heater are all 2 years young.
Square footage is 1700 up and another 1700 down. It's a deceptively large house.
There is a huge lot next to the house where there used to be a house that it seems someone still owns and maintains the land so their is no neighbor on top of you to the one side. Back yard is wooded. Solid schools, good commuter location, etc.

Projecting 2 months. Putting some monetary incentives in place for my GC if we get done early and penalties in place if we get done late like the last one.

Enclosing car port. Does that mean there is no garage ? It certainly is a beautiful setting.

[VatorMan]

Trying to figure that out now. Just talked to my GC and he is saying he'll probably run all the wiring so all that has to be done is the connections. His electrician wanted 2k to do it all which is more than we anticipated. The problem is if you look at the very first pic i posted the box is pretty much in line with the back passenger door of the maroon altima in the carport. We have to move it to the far left side (back driver side door of green car) which would be the exterior wall of the garage if we enclose it like planned so the meter reader can access it.

Talk to the power provider. I'll bet they have a smart meter that won't require access.

[...Whitepower...]

Enclosing car port. Does that mean there is no garage ? It certainly is a beautiful setting.

The carport will become a garage with it being fully enclosed with a 14' or 16' x 7' door. It's open air right now on the front and left.

[...Whitepower...]

Talk to the power provider. I'll bet they have a smart meter that won't require access.

Cool thanks for that suggestion. Gonna have to look at the code too.

[...Whitepower...]

Garage and meter i mentioned..

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-09-20090617_zps0e46c2e1.jpg

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-09-20090629_zps3566420a.jpg

[snide]

test..

https://dl-web.dropbox.com/get/Camera%20Uploads/2014-09-20%2009.06.17.jpg?_subject_uid=103047180&w=AACKnZ2OwLquuiKIv_StiExvvfLZAr8yVroJNjou_saaCA

https://dl-web.dropbox.com/get/Camera%20Uploads/2014-09-20%2009.06.29.jpg?_subject_uid=103047180&w=AADKVaL2QGUBnFYdz2PqhYyC07raE59M5EWBWngMnzkMpw

Post worked. Pictures didn't.

[...Whitepower...]

Shrubs out and tree work done.

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-09-20090656_zps79844cf5.jpg

Down to the studs due to excessive wood paneling..

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-09-20090253_zps5c33db7c.jpg

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-09-20090609_zpsfa18923c.jpg

Check out that pour..:slap:

http://i426.photobucket.com/albums/pp346/MarkAlexander08/2014-09-12180549_zpsff4d856a.jpg

New wiring.. No grounds.

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-09-20090200_zpse85c027f.jpg

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-09-18183907_zps9d6fa9d2.jpg

Taking out a sliding glass door to reclaim some sq/ft for the kitchen and going to a regular glass door. That leads to back patio.

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-09-18183816_zps5b687bdf.jpg

Got a deal..

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-09-16191522_zpsfea3ef42.jpg

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-09-12190522_zps61df4d20.jpg

mother/daughter.. This will be a second kitchen.

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-09-12185719_zpsd970ab50.jpg

Used to be 3 seperate rooms. Not it's open..

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-09-10160508_zps8d8ad8f9.jpg

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-09-12180722_zps9ebe3170.jpg

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-09-12180639_zpsb8b3f285.jpg

Kitchen before pic.

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-09-01190617_zpsfddf8c65.jpg

[JRD77VET]

Looks good :yesnod:

[...Whitepower...]

Can you guys see those pics? Pulled the link from my drop box. might have to upload elsewhere.

[JRD77VET]

Can you guys see those pics? Pulled the link from my drop box. might have to upload elsewhere.

Pics work now

[snide]

Post 27 shows some pics but not all.

[...Whitepower...]

Went back and edited them. Should be good.

[Marc]

That's a lot of work. Looks nice :cert::cert:

[vtelvr]

Hey Mark, what are you planning to do with all the wood you removed? That paneling in particular...what is the board thickness on those? They look more like boards and not paneling...

[LATB]

Man.
I would reclaim that knotty pine paneling :seasix:

[vtelvr]

Man.
I would reclaim that knotty pine paneling :seasix:

That's what I was after...I wanted to use it instead of Sheetrock for a project!

[LATB]

That's what I was after...I wanted to use it instead of Sheetrock for a project!

I'm currently building a custom lakefront home. Zero Sheetrock. All wood interior. Multi species. Cypress siding exterior.

[...Whitepower...]

That's what I was after...I wanted to use it instead of Sheetrock for a project!

I can ask and see what my GC says. He mentioned using it for the ceiling in a large deck that he is screening in. That's why it's stacked up and not in the dumpster.

He has a wharehouse full of reclaimed shit. For example the tile on my last flip was leftovers from another job. The kitchen cabinets in the last flip were oak that he salvaged from a kitchen remodel. We sprayed them white threw on some hardware added the granite and used them in our house. Looked like new.. It's a give and take with him.. :lol:

http://i426.photobucket.com/albums/pp346/MarkAlexander08/RS/7284164_1_0_zpsb87fe592.jpg

[snide]

Why isn't there a shitter in the living room? :bigears::toetap::funnier:

[...Whitepower...]

Why isn't there a shitter in the living room? :bigears::toetap::funnier:

We went with the carport this time (far left)..

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-09-20090609_zpsfa18923c.jpg

[vtelvr]

If he ends up not using the good pieces, let me know. I'll be glad to take it off your hands!

[...Whitepower...]

I asked. He has plans for it.

Sorry.

[VatorMan]

Love these projects. As I said before, I'll bet the neighbors love you doing this. It'll raise their comps. :seasix:

[...Whitepower...]

Teaser and yes we painted the brick. Sorry..

The cylindrical columns had to go. Railing is being added and painted white to match the trim. Adding shutters as well (black). Door will be maroon/burgundy.

http://i58.tinypic.com/wulzf8.jpg

Focus this week is sheetrock and prepping for interior paint now that electical is mostly done. Baths should be wrapped up this week too, and the cabinets should be mocked up as well. Also looking to get the drop ceiling in the basement sorted too.

[island14]

The grey painted color combo is going to work out nicely.. :yesnod:

This project seems to be moving along quickly.. :seasix:

[JRD77VET]

The grey actually looks pretty good, I'm surprised :yesnod:

[...Whitepower...]

Damn you're quick. Want to come help remodel my new digs? :lol:

I am quick.. I'm writing 5 figure checks ever two weeks.:D

[...Whitepower...]

Enclosing car port. Does that mean there is no garage ? It certainly is a beautiful setting.

Here you go..

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-10-03172448_zpsd80119a4.jpg

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-10-03172403_zps49c164c1.jpg

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-10-03172435_zps1a5fdb52.jpg

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-10-03172508_zps152d2ee0.jpg

[...Whitepower...]

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-10-03173000_zps4e4c875a.jpg

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-10-03172932_zps610f3893.jpg

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-10-03172904_zpse88c0c96.jpg

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-10-03172636_zpsd8405cda.jpg

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-10-03172608_zps9c0f5c6b.jpg

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-10-03172544_zps35272cfb.jpg

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-10-03172346_zps87846dde.jpg

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-09-30172151_zps0b7e65ff.jpg

[...Whitepower...]

All drywall is up. Today and tomorrow we tape and mud. Foors have been leveled. Garage has been painted too and the drop ceiling int he basement is done. Cement backerboard and tile go down in kitchen by weeks end.

Kitchen will be layed out as follows. These the kitchen is small but there is a huge pantry (6'x6' or so). You can see why we went from the sliding glass to a normal door. Needed all the room we could get.

Should have some decent pics next week.

http://i61.tinypic.com/1jx6ol.jpg

[VatorMan]

Nice so far-Cable installers that did this need to be tazed.

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-10-03172932_zps610f3893.jpg

[...Whitepower...]

I agree. We are rerunning that line in one of the seams of the brick work to hid it a better.

[Bill]

Nice so far-Cable installers that did this need to be tazed.

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-10-03172932_zps610f3893.jpg

:iagree:

My only complaint about the whole thing so far (besides painting the brick, even though it looks a lot better than I thought it would) is painting the light and other fixtures. I half expect to see a bird sitting on one of those boxes, also painted over. Other than that, it's looking pretty good. Every house needs a garage, period.

[...Whitepower...]

I pointed that out. My GC said they looked like shit as they were all old and discolored. Remember we are talking about a house that is so old i had to rewire the whole thing as the outlets didn't even have grounds. To be honest i don't recall what they looked like prior. We are going to hit the light with a flat black as its a perfectly good and functional motion light.


http://i57.tinypic.com/bhjd6x.jpg

[...Whitepower...]

GC's trying to get out of the house by next friday to move onto another job.

What's left..

Light fixtures
Moving the meter
Appliance delivery on Wednesday
Finish railing
Interior doors and hardware
Masonry work (where we went form a sliding glass to a regular door)
Granite (template was done today)
Shitters (vanities went in today)
Paint
Patio and walk
Hauling off a shit ton of garbage
Switch plates
Fixing some ill fitting ceiling tiles in basement
Carpet (tile is done)
Landscaping


Few other odds and ends.

Would have taken more pics but half the shit is covered in plastic as they are painting through the weekend.


Shutters are on.
http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-10-16183656_zpsa41a0b86.jpg

crappy pic of tile
http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-10-16184239_zps40d2ecd7.jpg

pantry being assembled by mudroom.
http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-10-17125449_zps51ed0a1f.jpg

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-10-17125524_zpsad840ee1.jpg

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-10-16183845_zpsac5afda5.jpg

[...Whitepower...]

Had to stop by to sign off on the appliance delivery.. Took a few pics.

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-10-22111350_zps42eb9ddc.jpg

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-10-22111846_zps116c9f61.jpg

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-10-22111835_zpscf6af413.jpg

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-10-22111402_zps5f88aa61.jpg

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-10-22111951_zps18e4fb87.jpg

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-10-22112023_zps8be22015.jpg

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-10-22111759_zps35dc6b82.jpg

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-10-22111754_zps9744387c.jpg

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-10-22111704_zps6a001f58.jpg

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-10-22111657_zpsaf7a0116.jpg

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-10-22111618_zps1d740465.jpg

[...Whitepower...]

Stopped by to check up on things as i had some time to kill.

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-10-26133116_zps4fda5e96.jpg

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-10-26132955_zps9b8637ed.jpg

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-10-26132906_zps700abdfa.jpg

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-10-26132745_zps8f2173a4.jpg

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-10-26132725_zps7b3a6d86.jpg

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-10-26132702_zps76abad30.jpg

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-10-26132637_zps4a769974.jpg

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-10-26132631_zps81e9b9d1.jpg

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-10-26132539_zps7c132699.jpg

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-10-26132533_zpsaa7d974d.jpg

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-10-26132444_zps04abae33.jpg

[Marc]

Very nice. even the two tone brick :cert: I like the painted brick more then I expected too. :yesnod::cert:

[Kerrmudgeon]

How big a crew do you have doing the work on a daily basis? They're very quick. :yesnod:
You have a general contractor, so I assume he hires them? ....do you get your hands dirty as well? :bigears:....nosey ain't I! :rofl:

[09CTSV]

How much longer until you finish this one up? It is looking good. I agree with the painted brick, was not too sure at first but it does look good.:seasix:

[...Whitepower...]

How much longer until you finish this one up? It is looking good. I agree with the painted brick, was not too sure at first but it does look good.:seasix:

My GC was trying to wrap up Friday. My guess is Wednesday or so we will be done. Landscaping is supposed to be Thursday. We are trying to have it listed for this coming weekend. We'll see..

[...Whitepower...]

How big a crew do you have doing the work on a daily basis? They're very quick. :yesnod:
You have a general contractor, so I assume he hires them? ....do you get your hands dirty as well? :bigears:....nosey ain't I! :rofl:

When i first started out i did a good amount myself but when you work fulltime and have a family, it grows old quick. Now i just write checks. I did get my hands a little dusty taking down a fan from my house and putting a new one up. The old one is now in this flip property as there was nothing wrong with it..lol

The money you save gets eaten up by carrying costs if you finance. We no longer finance so our train of thought is have a GC do it and pay him. The months he saves us if i were to do as much as i could we recoup financially by getting out of an into more houses in a given period. For example, say i were to buy something and do what i can nights and weekends and sub out the more specialized work and it takes me 6+ months to do it. If i just have my GC do it we would get in and out in 4 months. I had my last house sold with cash in land in less than 30 days from the date we listed it. Also the longer it takes to do the work the more the market in a given area can change and affect what you anticipated selling the property for (both negatively and positively).

As for the crew size it depends. Friday there were two masons, 4 guys doing carpet so they could knock it out in a day, 3 painters, and 3 of my GC's guys doing lighting fixtures, outlet covers, etc... Three days prior there was just 3 of my GC's guys working. Lots of times there are several crews working as they have different focuses.

My GC is motivated as he has other projects scheduled.. He just bought rental he wants to get redone asap as well as other jobs lined up as well. We also give him a monetary incentive if he gets it done within a predetermined amount of time. If he goes over that target date, no bonus. That's why he's moving very quickly on this one. He wants out by months end.

[JRD77VET]

My GC was trying to wrap up Friday. My guess is Wednesday or so we will be done. Landscaping is supposed to be Thursday. We are trying to have it listed for this coming weekend. We'll see..

Have you contacted the company that purchased your previous flip? I seem to recall they said something about liking how you get the house done.

Looks great :yesnod:

[...Whitepower...]

Have you contacted the company that purchased your previous flip? I seem to recall they said something about liking how you get the house done.

Looks great :yesnod:

Funny you should ask that. Sending pics via email tomorrow to gauge interest. Also seeking out other similar companies. I want to get the house in front of them before the listing hits so I can save having to pay out most of the broker commission.

[Millenium Vette]

The house looks great, like all of your previous projects. I love how you removed the walls and made it an open floor plan. I wish I had your eye and skill for doing such projects. I really admire your talent.

:seasix:

[...Whitepower...]

The house looks great, like all of your previous projects. I love how you removed the walls and made it an open floor plan. I wish I had your eye and skill for doing such projects. I really admire your talent.

:seasix:

Thanks. We just have vision though. My GCs guys have the talent. This one made sense to open up. Only issue is now we have some vents in the middle of the floor where previously they were up against walls (which we removed).

That's my old fan too. :D

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-10-26132533_zpsaa7d974d.jpg

[snide]

Thanks. We just have vision though. My GCs guys have the talent. This one made sense to open up. Only issue is now we have some vents in the middle of the floor where previously they were up against walls (which we removed).

That's my old fan too. :D

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-10-26132533_zpsaa7d974d.jpg

Hope you didn't remove any load bearing walls...

[...Whitepower...]

Hope you didn't remove any load bearing walls...

We did.. Had to put in a 35' beam as a result.

http://i426.photobucket.com/albums/pp346/MarkAlexander08/random/2014-09-12180639_zpsb8b3f285.jpg

[...Whitepower...]

House is being listed today. Meet with my agent earlier. It's 95% done. Getting a lot of drive by interest.

Landscaping is being done now. Have a walk through with my GC tomorrow morning to come up with a final punch list. Cleaning crew is supposed to come today too. Listing will mention that it's not 100% done but my agent thinks the pros of listing it for the weekend traffic will outweigh the cons of the last few things we need to address. Gonna call the insurance co and bump up the coverage now.

[Fastguy]

Wow, you don't screw around. That is a ton of work!

[...Whitepower...]

http://images1.estately.net/18_07358859_0_1414781445_636x435.jpg

http://images0.estately.net/18_07358859_1_1414781446_636x435.jpg

http://images0.estately.net/18_07358859_2_1414781447_636x435.jpg

http://images0.estately.net/18_07358859_4_1414781447_636x435.jpg

http://images3.estately.net/18_07358859_5_1414781447_636x435.jpg

http://images0.estately.net/18_07358859_6_1414781447_636x435.jpg

http://images3.estately.net/18_07358859_9_1414781448_636x435.jpghttp://images0.estately.net/18_07358859_16_1414781449_636x435.jpg

http://images3.estately.net/18_07358859_11_1414781448_636x435.jpg

http://images1.estately.net/18_07358859_12_1414781448_636x435.jpg

http://images1.estately.net/18_07358859_14_1414781449_636x435.jpg

http://images0.estately.net/18_07358859_19_1414781450_636x435.jpg

http://images0.estately.net/18_07358859_20_1414781450_636x435.jpg

[...Whitepower...]

Strong offer received today.

Should be binding tomorrow.

[Parkrat]

You have a damn good GC. My ex flips homes for a living and has forever. She is her own broker too. The key is finding a good GC and it looks like you have :seasix: She paints all her brick homes too ;)

[...Whitepower...]

Binding.

$3k less than asking.
$3k closing costs
Septic pump and inspection ($400)
Refinish hardwoods in two rooms ($600)
Chimney inspection ($100)

[DAB]

show me the money!!

[JRD77VET]

Binding.

$3k less than asking.
$3k closing costs
Septic pump and inspection ($400)
Refinish hardwoods in two rooms ($600)
Chimney inspection ($100)

Congrats once again :toast:

[Marc]

Well done :cert::cert:

[...Whitepower...]

Update..

Because of the meter move the inspector came in. New code says anytime you pull an electrical permit you have to hardwire in new smoke detectors. One in each bedroom and smoke/carbon detectors on each floor. So that was another $500 that i had to drop (4/2). :issues:

Appraisal was today. Have not heard anything but don't expect any issues.

Went to turn on the gas for the inspection Tuesday and there was a small leak. System is being pressure tested tomorrow so that we can get it up and running. That'll run another $200 or so.

Turned off the water last week too due to the cold temps so that won't be on for the inspection either.

Pumped the septic and had it inspected at $400 at the buyers request. System was fine.

Had a chimney inspection done to at $50 at their request. System is fine but the damper needs to be replaced. I have no intention of doing it.

Inspection is tomorrow even though the furnace isn't up and the water is off. He'll have to come back and look at that after it's running safely. Works for me though. Reason why i say so is they will have $350 out on an appraisal and $400 out on an inspection so they will have some skin in the game. Now i can get a little more noncompliant with what may come up in their inspection and they ask me to address. I've already put out more than expected to appease them. Keep in mind i am also paying some of their closing costs and for a home warranty. I'm getting close to telling them to GSAD if they try to get me to pay for anything else that adds up to any real money. That's why i refuse to touch the floors until their inspection is concluded.



This is the side of this shit that you don't see on your HGTV reality shows that bugs the fukc out of me.. :cuss:

[...Whitepower...]

Seeing that this house is only 3 to 4 miles away from my house I went into my attorneys office and signed the closing docs today even though the closing isn't until Monday afternoon. I have no desire to meet these pain in the ass buyers when I could potentially run into them while running errands and have them ask me to fix shit after the fact (which has happened). My attorney takes care of me as I use him as much as possible.

Anyway, come Monday a wire should be hitting my account.:seasix:

[Millenium Vette]

That's smart as hell Mark. Congratulations on selling it and congratulations on having those pain-in-the-ass buyers out of your life come Monday.

:seasix:

[VetteBoy1979]

Cool stuff man. Congrats!

[MrPeabody]

Update..

Because of the meter move the inspector came in. New code says anytime you pull an electrical permit you have to hardwire in new smoke detectors. One in each bedroom and smoke/carbon detectors on each floor. So that was another $500 that i had to drop (4/2). :issues:

Appraisal was today. Have not heard anything but don't expect any issues.

Went to turn on the gas for the inspection Tuesday and there was a small leak. System is being pressure tested tomorrow so that we can get it up and running. That'll run another $200 or so.

Turned off the water last week too due to the cold temps so that won't be on for the inspection either.

Pumped the septic and had it inspected at $400 at the buyers request. System was fine.

Had a chimney inspection done to at $50 at their request. System is fine but the damper needs to be replaced. I have no intention of doing it.

Inspection is tomorrow even though the furnace isn't up and the water is off. He'll have to come back and look at that after it's running safely. Works for me though. Reason why i say so is they will have $350 out on an appraisal and $400 out on an inspection so they will have some skin in the game. Now i can get a little more noncompliant with what may come up in their inspection and they ask me to address. I've already put out more than expected to appease them. Keep in mind i am also paying some of their closing costs and for a home warranty. I'm getting close to telling them to GSAD if they try to get me to pay for anything else that adds up to any real money. That's why i refuse to touch the floors until their inspection is concluded.



This is the side of this shit that you don't see on your HGTV reality shows that bugs the fukc out of me.. :cuss:

When I sold my last house the buyer started demanding all sorts of things as we got near closing. Her "inspector" was some transient loser trying to create work for himself. I stood my ground and she caved and bought the house.

[Frizzle]

This is the side of this shit that you don't see on your HGTV reality shows that bugs the fukc out of me.. :cuss:

:iagree:


Or how they just hack everything in on some of the HGTV reality shows.

[...Whitepower...]

Check in hand. On to the next one.

[JRD77VET]

Check in hand. On to the next one.

Congrats :toast:

Can I assume the small amount of funds spent for your lawyer to sign at closing was money well spent?

[simpleman68]

This is the side of this shit that you don't see on your HGTV reality shows that bugs the fukc out of me.. :cuss:

My wife and I talk about this all the time. Hell, those shows completely leave out labor cost for electricians and plumbers. They tally the cost of materials but almost never mention the crazy cost for these guys.

Exactly why I do my own work. I spent years learning from a licensed electrician and plumber doing sheit work just so I could learn from them.

Saves us an azz of money when we have to do those little PITA jobs.
Scott

[...Whitepower...]

Congrats :toast:

Can I assume the small amount of funds spent for your lawyer to sign at closing was money well spent?

My lawyers cool. He appreciates the business. I closed with him when I bought and sold this place. I actually went in Friday at 4 and signed but dated the docs for today then the buyers signed this afternoon. No POA fee.

[LATB]

Check in hand. On to the next one.

:cert:

[island14]

Listed 11-01-2014

Check in hand. On to the next one.

Cash in hand 11-15-2014

Oh hell yeah! :seasix:

:cert:

[JRD77VET]

Listed 11-01-2014



Cash in hand 11-15-2014

Oh hell yeah! :seasix:

:cert:

Tim, it's December which is the 12th month :datawiz:

[...Whitepower...]

Bumped wrong thread.. My bad