Day 21 Brown vs Gray

Brown or Gray? Which one should we choose?

I think today is the first day nobody has been at the house. Tomorrow is our inspection for the 2nd draw.  We are ahead of schedule. The siding and framing of the master bath was scheduled for saturday and replacing a couple more boards on the front porch.

Day 21 Plan for the week:  Inspection, painting to begin on outside of house and garage, roof garage, drywall and texture inside, install tub/shower combo in bathroom 1.

Day 19 Busy as Bees

It's hard to see but there are honey bees in the tree.  Our tree company is planning on relocating them for us!

From our perspective, the best way for us to start this business is with a fix and flip hard money loan.  Our first house had such a big profit margin that the whole project was funded this way.  In that scenerio, the points and closing costs, along with the interest only were all absorbed into the loan and we still made a profit.

For this house, the budget and loan are a little more strict.  If we wanted to put only 5,000 more into the house, the money out of our pockets

Day 19 Progress: On monday we will be 37% done with the house in 21 days!  The hard money lender will come to house and review the work schedule with Brooke and Bill.  If he's satisfied with the progress the lender transfers the next draw into our account.  The draws are divided into 4 parts, the 1st draw you get at closing, the 2nd and 3rd are when the work is 33% done, and the last is when you list it.  Planning the work and payments to the contractors is important when you don't have all the cash upfront.  It is a great way to start building your business.

Day 18 7am bathroom meeting

I asked Brooke, my business partner and Bill, our contractor and her husband, to meet about the bathroom. I can't get the idea that our original plan can't be executed and that the bathroom will be smaller.  For a master bath, it needs to be extra special.  We all gathered at the house and tried to come up with better solutions.  In the end, the bigger door opening and newer fixtures and the tile will have to be the wow factors for this bath.  The unknown costs that arise with a hundred year old house are a given.

Day 18 Progress:  Doors for garage are done, roof 1/4 shingled, upstairs prepped for drywall to start next week, kitchen cabinets sanded.

Day 17 Dean the doorman

I picked up the door from Dean today.  He did a great job.  He wasn't the friendliest at first, but he actually smiled when I paid him.  You can tell he loves what he does.  I told him to stop by the house and take a look if he got a chance.  I doubt he will.

Day 17 Progress: Plumber started removing the master bathroom, roof has all the repairs done and the flashing and shingles are going on, garage doors being constructed today.

Day 20 Where is Tad?

Can you find the man in the tree?

Day 20 Progress: It took 8 hours to get down 2 trees and get the dead wood out of this one.

Day 16 Roof Inspection

The roof inspection is done and the roof is on fire!, well not really but the workers are! It's so hot out there and yet they are rockin the work!

Day 15 Plumber's But...

The master bedroom needs an updated master bath.  The plan called for adding a double sink, a shower room with 2 shower heads, a separate toilet closet.  Not a bad plan, until our plumber looked under the floor at the plumbing past.  Nothing haunts you like the ghost of plumbing past.  The toilet drains are not up to code.  Nothing bugs me more than not having a job done right.  Nothing is more satisfying than having the means and the courage to do the job right.  Shame on all those plumbers past who do a half-assed job (hehe). With all the fancy stuff we planned AND bringing the drains up to code, the quote came in over the ballpark for us.  Sad that the dream master bath will be scaled back, Happy that the new owners will have the best plumbing ever.  But ohhh if I ever run into one of those plumbers of past, I promise a wedge-y to remember.

Day 15 Progress:  New bath plan, decide on tree trimmer and plan for yard, dumpster switch