fix and flip

We acquire undervalued homes across Florida and Georgia—especially the Atlanta metro—execute targeted renovations, and resell for a premium. Our model maximizes capital efficiency, compresses timelines, and keeps risk controlled through disciplined underwriting and project management.

Key Points

  • Buy Right: We target below-market assets with clear value-add potential (layout, cosmetics, code, systems).
  • Renovate Smart: Scope focused on high-ROI upgrades (kitchen, baths, curb appeal, major defects).
  • Sell Fast: Price to the comp set; launch with professional marketing for quick absorption.
  • Markets: Tampa/Orlando/South Florida corridors; Atlanta core & suburbs (Fulton, DeKalb, Cobb, Gwinnett, Clayton).

What House Flipping Is

Flipping means buying under market value, improving the property, and selling within months for a spread. Profit comes from disciplined acquisition, efficient rehab, and a tight go-to-market plan—not luxury overbuilds.

Our Step-by-Step Framework

  1. Market & Comp Intel. Micro-submarket analysis (DOM, buyer profiles, school zones, flood maps) to define exit price.
  2. Deal Screening. After-Repair Value (ARV), rehab budget, holding & selling costs → set Maximum Allowable Offer (MAO).
  3. Acquire Below MAO. Off-market, MLS anomalies, auctions, and agent/wholesaler partners.
  4. Scope & Budget. Line-item SOW, permits, code items, contingency (typically 10–15%).
  5. Execute Rehab. Schedule trades, weekly punch, change-order control, photo logs.
  6. Go-to-Market. Staging, pro media, pricing to win first 14 days; negotiate clean terms.
  7. Close & Recycle Capital. Post-mortem on comps, costs, timeline → feed back into underwriting.

Numbers That Matter (Fast Math)

  • ARV: Value after renovations (true like-for-like comps within ~0.5–1.0 mi, ±10% GLA, same bed/bath & build era).
  • MAO: Common guardrail: pay ≤ ~70% of ARV − Rehab (we adjust by submarket velocity and risk).
  • Budget Discipline: Prioritize health/safety/structure, then kitchens/baths/curb appeal, then nice-to-haves.

Example: Atlanta Eastside Flip

Purchase $260k · Rehab $65k · All-in with carrying/closing $335k · ARV $425k.
List at $429k, contract in 9 days, sell at $422k. Approx. gross spread ~$87k; net after all costs aligned to target IRR.

What We Renovate (High-ROI Focus)

Interior

  • Kitchens: layouts, cabinets, counters, lighting, appliances.
  • Baths: tile, vanities, fixtures, waterproofing, ventilation.
  • Systems: electrical/plumbing/HVAC where required for code and buyer confidence.
  • Cosmetics: flooring, paint, doors/trim, hardware.

Exterior

  • Curb appeal: landscaping, entry, lighting, mailbox/house numbers.
  • Envelope: roof, windows, siding, gutters; moisture management.
  • Life-safety: decks/rails, stairs, egress, smoke/CO.

Risks & How We Control Them

  • Scope creep: locked SOW, change-order policy, contingency.
  • Timeline slippage: critical path schedule, weekly site reviews, materials pre-buy.
  • Exit risk: price to comps, staged launch, adjust quickly if DOM exceeds target.
  • Compliance: licensed trades, permits, inspections, disclosures.
Compliance Note: Building codes, permits, contractor licensing, and disclosure rules vary by city/county/state. We use licensed pros, obtain required permits, and coordinate inspections to ensure a clean close.

Why Florida, Georgia, and Atlanta

Strong migration and job growth, liquid resale markets, and clear comp sets. Our teams are active in Tampa Bay, Orlando, South Florida, and Atlanta’s core/suburbs—areas with deep buyer pools and repeatable exit patterns.

FAQ (Short)

Do you follow the 70% rule?

As a starting guardrail. We adjust by submarket velocity, risk, and current comp trends.

How long does a flip take?

Typical project cycle is measured in weeks to a few months, depending on scope, permits, and seasonality.

How do you choose finishes?

Data-driven by price band and buyer profile for the micro-submarket—timeless, durable, and appraiser-friendly.

Ready to Partner on a Flip in FL or GA?

Bring us a property or request our current pipeline. We’ll underwrite, scope, and execute to a fast, clean resale.

USA Property Invest · Florida & Georgia Fix-and-Flip Program