How to Make Massive Returns from House Flipping in 2025

24:17Henry Washington:Now, you guys both mentioned building relationships, your network that has really helped you this year, getting deals and getting financing. But Dom, what if you're a rookie investor that's just getting started? You've never done a deal, so you've never worked with a wholesaler. You've never worked with a lender. What should a rookie investor be doing today to start building those relationships and those connections. Yeah, it's definitely tougher when you're starting. You don't have that track record that people can bank on that you've closed 10 deals with them already. So I think it's a combination of, one, as a rookie, you may have to pay a little bit more.

24:56Henry Washington:You might not get that deal for 170 like Henry got. You might have to pay 180, 185, the actual ask price. Your margins might be a little bit lower unless you're going to partner with a more experienced investor to start getting those reps and building those relationships that way. But I think that is the reality. When you're starting, you're not going to get the best deals. You don't have the best relationships. You might have to take slightly reduced margins because of that, or you're going to have to put out 10 times more offers than an experienced investor will in order to get one accepted.

25:32right?

25:33Henry Washington:You're going to have to be just at the right place at the right time where someone else didn't come in or their terms weren't as good. And the deal kind of falls in your lap and you happen to get a great one, but it's going to take those reps. Like you have to be prepared that you're not going to have the same opportunity as someone who's done it a hundred times. I absolutely agree with you. You're right. You got to figure out how to get your reps in to build your reputation. And that's going to help you from a relationship standpoint. point, another thing you want to think about doing is put yourself in the shoes of a wholesaler, right?

26:06Because if you're going to want to build this relationship with a wholesaler, you got to understand what they want. Like what's a wholesaler want? A wholesaler wants to make their fee as quickly as possible with as little hassle as possible. And so as a rookie, how can you set yourself up to be able to provide a wholesaler with those things? It's going to take time. You're not going to be able to do it on your very first deal, but this is how you need to be thinking so that your second or third or fourth deal, you're able to do those things. So, you know, a wholesaler wants to get their fee fast without hassle.

26:38So that means you're going to need, here's, here's some things you can think about lining up. If you can find a title company who is okay with assignments, that helps a wholesaler. Cause typically a wholesaler, especially a newer wholesaler, they either don't have that relationship yet, or they only have one relationship with one title company. Maybe they don't close deals in every state. Like that's something of value you can bring to a wholesaler. I've got a title company. They have no problem with doing assignments. That's valuable. Another thing is, can you close fast? If you can't close fast, as you're out here shopping for financing, you want to find and build relationships with lenders who can help you get money quickly.

27:19If you can get a lender under your belt that can get you money within seven days for a deal, that's going to position you better. Even if an experienced investor is making an offer and they know this experienced investor takes 30 days to close, they may go with you for the same price or lower because you have this relationship with a lender who can help you close faster. So you want to be looking for title companies that can do assignments, lenders that can get you money fast. And then you want to think about, a wholesaler wants to be able to assign a deal with as little hassle as possible to the seller.

27:52They don't want to arrange 14 different showings for 14 different people. They don't want to arrange five different showings for you, one for you to see it, one for you to come back with your contractor, one for you to come back with your like they that's a hassle to them. And every time they do that, they fear they're going to lose their deal because the seller might get annoyed that this keeps happening and they're not sure that this house is actually going to sell. So if you can organize yourself in a way to know, I just need to go see the house one time. I'm going to bring my trusted contractor or agent or whoever with me.

28:21And that's going to help me estimate the rehab and get my offer and stand on that number. You'll have more success.

28:27Henry Washington:There's probably a formula that we can put together because you're absolutely right, Henry. Like the elements that dictate the strength of an offer are certainty of closing, speed, convenience, and price. and it's like you can adjust each one of those levers to try and increase. So if your price is maybe a little bit lower, how can you increase your strength in one of the other areas, right? So there's probably some formula that we can put together for that. We're talking about profitability for your flips. And I guess I'm curious, what changes are you guys making on the actual rehab side, like your actual scope of work, managing the rehabs themselves to try and reduce costs and keep your profits?

29:07Henry Washington:And Dom, we can start with you on that one. Yeah, I'm going to take a little bit of a different approach on this question, because I think I've tried to do that a couple of times in the past few years as the market's been slowing and it's never worked. That could just be me personally. That could be my market. But anytime I've tried to, you know, oh, I think this layout is not too bad. Like, I'll leave it as is. See what happens. Or, you know, let's try to finish the bathrooms nicely, but not like super, super nice. try to save some money. It's never worked. Not in this market. There's too much inventory.

29:44There's too many options for too few buyers that your properties have to stand out so much

29:51Henry Washington:and be priced so low. And you're still going to get 20 buyers walk through the property and have nitpicky feedback for you. That's just what I've been noticing. If there's anything to complain about these days or any negatives that might be able to be picked apart with your rehab, your property, the layout, the location, whatever it is, buyers are going to pick it apart. And they're going to be very particular with what they're buying because the reality is they can see 10 other houses that day that are priced the same and look very similar to yours. And so that's just what comes with being in a buyer's market.

30:32Henry Washington:As a seller, you have to be way more strategic about putting out an incredible product. So I've actually taken kind of the opposite approach right now. I'm not overspending obviously on rehabs, but if there's any question marks as far as like, should we open up this kitchen living room layout? Should we make this change? Like a hundred percent of the time we're spending the extra money to make the house as good as it can possibly be. Are you seeing the same thing in your market? Is it difficult to try and control cost on the rehab site? Oh, 100%. Yeah. We're not spending less on our rehabs. We're spending the same, if not more.

31:10Where we're getting strategic is using my experienced investor eyes, right? So someone may send me a deal and that deal is underwritten at a certain ARV, but that deal may have a sunroom under roof that's not heated and cooled, or that deal may have a three-car garage and I know I only need a two-car garage, and so I can take that third car garage and create additional living space. Seeing those things are things that I can see and go, okay, for a little bit of money, I can increase my ARV substantially, which means I can pay pretty close to what they're asking, maybe even more than what they're asking, because I'm going to sell this at a higher ARV than what they're projecting that ARV of the property is, right?

31:58So in those situations, we're being creative and understanding that we can sell for more than what's listed there. On the sales side, not saving money on the rehabs, but what we're doing is we're saving time on market and the way we're capitalizing on eyeballs and saving time on market. So yeah, we're going to spend the same amount. We're going to do the thing that just like just like I laughed when Dom said that. Should I open up this? Well, yes, yes, you should. You need to make your home as desirable as possible to the most amount of people. And then what we're doing to increase the time on market is we're getting all of the eyeballs on our property and forcing people to see my property, even though there's a lot of comps.

32:46And the way we do that is I may underwrite a deal at conservatively. conservatively, let's say I underwrite it. We just did this recently. I conservatively underwrote a deal at 375 ARV, right? And I had a good bit of margin in it. When it was time to go list the property, we pulled the comps again. And I looked specifically at what does every comp have in terms of level of finishes. And when we were making sure, when we were planning our finishes, we made sure that we looked nicer than every home listed on the market. That would be our competition. and then I priced my home lower than all of the homes that were in that competition.

33:23Now that cut down some of my profitability. I was planning on listing for 375. I think we ended up listing for like three. No, sorry, I was planning on listing for 350. I think we ended up listing at like 339 because that's what I needed to do to beat out a comp that wasn't as nice as mine, but was in the same neighborhood. And what that did was it forced anybody who was gonna look at houses in that market, in that neighborhood, they were going to go see mine. I looked nicer and I was priced lower. So that gave us tons of showings and it's a numbers game. There's typically another metric you can have your agent track for you is how many showings to offers, like your showing to offer ratio in every market.

34:04There's a showing to offer ratio. And so for us, it was about nine to 10 showings per offer. So I said, that if I can get 30 showings in the first 30 days, I should get at least three offers. And sure enough, we got two offers, both at list price. And then I was able to push one of them up because there was competition. And so we sold at under our projected, but we got under contract fast and we closed 30 days later. So we were very strategic in making sure we got those eyeballs.

34:33Henry Washington:I just had a friend that purchased a property and they paid$75 ,000 over asking. And it was like, I think it was listed at like$335 ,000 or something like that. So it was like a lower price point for that$75 ,000 over asking. And they weren't the only one. Like there was down to like three offers that were right around that same price point. And they just had different contingencies, things like that. And, but it is crazy. Like it definitely was priced lower than the other comps. And it ended up driving the price higher than the other comes because so many people, I mean, she said the showing was just mobs with people.

35:15Henry Washington:There was an open house that they did and then back to back showings until they accepted offers. So, yeah, it is very interesting to see. Yeah. Just being super creative with that list price and not being people want to be aggressive. It's the opposite time to be aggressive. I love the idea of using pricing as one strategy to get more eyeballs on your flip. But aside from pricing, what are you guys doing to try and get your property sold more quickly? Are there any other levers aside from, hey, we just want to price lower than the next comparable listing? There's definitely things. For me, I don't think I've changed too much in this area.

35:53Henry Washington:But I mean, you know, I've always made it a point to make sure we have really high quality photos of the property, sometimes even implementing either live staging or at least digital staging to give people an idea of what they can do with the house. Not a lot of people are doing that. Not a lot of listings are doing that. You might be, you know, one in the top 10 % or something that has high quality photos digitally staged or live staging. just presenting the property in like a really positive light. I see so many listings that are just, it looks like they just, you know, got thrown up. They decided yesterday afternoon to sell and took some photos with their iPhone, you know, and that's not to Henry's point.

36:38Henry Washington:If you're trying to drive traffic to your listing and it's a numbers game, you're trying to get 30 showings so you can get the three offers. How are you going to get the clicks, the clicks on your listing that leads to the showing request that leads to people through the door. And so it's just presentation, I think is the biggest thing. That's really funny because I just sold a rental property and it was a single family home and like it's nice inside, but we didn't like completely remodel it or anything. And I remember my listing agent lived pretty far from where the house actually was. And like when we were ready for pictures, I said, I'll just send you some pictures or whatever.

37:15Henry Washington:And she was like, oh no the photographer will be here on this day like I am not going to put my name on something that has your iPhone photos you know what that's it happens all the time I see listings go up and I see the pictures and I'm like what agent was okay with this like my agent pays for all the pictures themselves they're like look I'm not putting that on you I am taking care of that because that is in presentation matters. Like I just, I just saw a real, I was making fun of agents where it was like an agent skipping into the title company and collecting their, it was like my agent skipping into the title company to collect their$25 ,000 check for doing the okayest real touring job in America.

38:01Like you have, the presentation is right. And that's the, we're doing the same thing. Like previously I've been able to put a home on the market and maybe it wasn't as buttoned up as it needed to be. But because inventory was so low and our market's so in demand, like that stuff didn't matter. Like we could be finishing up the buttoning up as the property was getting listed and it was more important to me to get that thing on the market than it was for me to make sure every last detail was done before getting it on the market. You cannot do that anymore. Like all the blue tape items need to be knocked out.

38:35Like you don't want anybody, like the eyeballs are so important now that you don't want anybody to walk into your house and see something and think, ah, what else might not be done? Because there's 15 other options for them to look at now. Like, so you got to be buttoned up, done, nothing left. It needs to be as clean and crisp as possible when you put it on the market, because every eyeball is so important right now. And then, yeah, and then, yeah, we are physically staging every property. And that's because I hate virtual staging. So come at me, bro, in the comments. I freaking hate virtual staging.

39:12Pisses me off. But but but and if I do virtual staging, it's with my physical staging pictures like I may virtually stage bedrooms because I don't physically stage bedrooms. Everybody knows what a bed looks like in a room. But people struggle to understand like where their furniture can go in a living room or how to utilize a weird space in a home. You know, maybe like it's a super wide hallway. They don't realize, well, there's enough room to put a desk in here and use it as like an office in a transitional space. So we stage weird, unusual spaces and we stage living spaces and kitchens and dinings because sometimes people don't even understand where to put their dining room table.

39:47It's weird. But we physically stage everything. I need it to be buttoned up and look amazing on day first day on market. Yeah.

39:55Henry Washington:Lots of amazing tips to try and stay competitive in this landscape. And you guys have talked about the market shifts. You guys talked about what you're doing differently. What I want to hear from you guys next is what are the rookie mistakes that you see folks making that our audience should avoid. And we're going to cover that right after a word from today's show sponsors. Most investors only think about insurance when something goes wrong. A tenant injury, storm damage, loss of rent. Then suddenly the cheapest policy doesn't feel like the best one anymore. That's why a lot of BiggerPockets investors use steadily for landlord insurance designed specifically for rental properties.

40:30Henry Washington:Whether you own one property or a growing portfolio, they make it simple to get covered properly. And BiggerPockets Pro members get an extra 5 % off their landlord insurance premiums. Visit biggerpockets.com slash landlord insurance to get a quote today. If I had to hire someone to join the BiggerPockets team, I wouldn't just go looking for someone who checks a few boxes on a resume. I'd want someone who understands real estate, can move fast, communicates well, and can jump into a fast-paced environment without missing a beat. When you need that kind of person, this is a job for sponsored jobs.

41:04Henry Washington:Sponsored jobs posted directly on Indeed are 95 % more likely to report a hire than non-sponsored jobs. And look, that makes sense to me. In fact, people are finding quality hires on Indeed right now. In the minute that I've been talking to you, companies like yours made 27 hires on Indeed, according to Indeed data worldwide. Join 3.3 million employers worldwide that use Indeed to connect with quality talent that fits their needs. Spend less time searching and more time actually interviewing candidates who check all of your boxes. Less stress, less time, more results. When you need the right person to cut through the chaos, this is a job for Indeed sponsored jobs.

41:43Henry Washington:And listeners of this show will get a$75 sponsored job credit to help get your job the premium status it deserves at indeed.com slash podcast. Just go to indeed.com slash podcast right now and support our show by saying you heard about Indeed on this podcast. Indeed.com slash podcast. Terms and conditions apply. Need the right hire fast? Then this is a job for Indeed-sponsored jobs. A couple of weeks ago, I traveled to the East Coast for my dad's wedding. It was quite the trip. I had the honor of walking my 71-year-old father down the aisle, which is something. I never imagined I would get to do.

42:22Henry Washington:I spent time with family and friends I hadn't seen in years, soaked in the East Coast charm, and of course, enjoyed a lobster roll, which always makes a trip out there even better. But while I was there, I was thinking that while I'm on the East Coast, my home was sitting completely empty the entire time I was away. That's why Airbnb's co-host network is such an interesting idea. If you've ever considered listing your space on Airbnb, but don't want to manage everything yourself, you can hire a local co-host to help create your listing, manage reservations, message guests, and provide onsite support.

42:58Henry Washington:Find a co-host at airbnb.com slash host. Tax season reminder for all the real estate investors listening. If you own rental properties, short-term rentals, commercial buildings, basically anything that's not your primary residence, you need to know about cost segregation. It's an IRS-compliant strategy that lets you accelerate depreciation on your properties, which means you're paying less in taxes this year and keeping more cash in your pocket for your next deal. Cost Segregation Guys is the go-to firm, having done over 12 ,000 of these studies with 500 million in total depreciation identified.

43:35Henry Washington:Head to costsegregationguys.com slash BP to get a free proposal and see your potential tax savings. At the Home Depot, get up to 15 % off all installed carpet projects for a limited time. featuring brands like LifeProof, LifeProof with PetProof Technology, Home Decorators Collection, and Traffic Master. Take your pick of carpet built for real life and designed for real comfort. Plus, with installations starting as low as 49 cents per square foot and a free measure to get you started, we'll handle the hard parts for you. Offer valid July 16th, 2026 through August 2nd, 2026. Exclusion supply. For licenses, see homedepot.com slash license numbers.

44:11Henry Washington:All right, guys, we're back here with Henry and Dominique. And again, we heard the pivots they're making, but we now want to map out what should rookies be doing today? What are some of the mistakes? How can we avoid those? So what is the number one mistake, Henry, right now that you see new flippers making? And how can they avoid those? Or what should they be doing instead? Here's a mistake. I don't think it's the number one mistake new flippers make, but I think it's a mistake a lot of flippers make, especially flippers who are trying to churn and burn. I feel like people are taught, even new flippers are taught to have your spec use the same tile and the same paint colors and the same everything so that you can just build this system.

44:56So as you scale, you've got this system for flipping houses and it gets really easy. And I think that's silly because every neighborhood is different and your buyer for a property may be different in one neighborhood than the other. And so I don't have this these systematic finishes like we rehab every home for the person that wants to live in that neighborhood. And that means our finishes are going to be different for different homes. we're going to we're going to just we'll change how that property is either renovated or will appear based on who we think is the main buyer in that neighborhood.

45:39I don't want anybody to walk in and feel like this is another version of a builder grade, right? Like an investor grade rehab. I want people to walk into a property and think this is exactly what I want a home to feel like in this area. It's a very personalized thing. And so I think people make flipping too too impersonal sometimes. And that can affect you negatively in terms of days on market and profitability.

46:04Henry Washington:Yeah. It's such an interesting point, Henry, because honestly, that's one of the things that attracts me to flipping is the idea that you can, in some degree, turn it into more of like a factory output. Like in the short-term rental space, we have, every property has to be unique. And, you know, you do that 30 times and you're just like burned out of like, oh my God, you know, how many more designs can we come up with? And in my mind, part of the appeal of flipping is the idea that we could, you know, again, get this like assembly line going, but I get what you're saying. It's like the dynamics have shifted.

46:35Henry Washington:There's too much inventory out there. And if your property looks like all of the other properties that are out there, it's going to be harder for you to actually get that property sold. So I think that's a mindset shift that even I need to make as we look at flipping in our business. One of the things that we do is we go and look at new construction. So if there's new construction around neighborhoods where we're buying a property or even just in general. I just love real estate, so I want to go inside everybody's house regardless of who it is. And even when I go over to friends' houses, they're talking and I'm like, oh, that's interesting.

47:06I like how they did that wall over there. And so I go see new construction. But what I'm really looking for is what's the level of finishes that they're doing? How are they improving the products that they're putting out? Are they still putting in two centimeter granite everywhere? Have they moved on to quartz? are they doing accent walls are they you know what kind of tile are they putting the bat are they putting tile in the bathrooms at all are they still doing surrounds because i want to make like i'm looking for where are the areas in my properties where i can spend the least but give the best impact so a lot of new developers are still putting tub surrounds in in the in the in the hall bathrooms so the primary bathroom they'll tile a shower but in the hall bathrooms they'll put a surround in so i do nice tile in my bathrooms because if you're buying new construction you You can't get those kind of finishes in the same price point, right?

47:53I look at, are they putting backsplashes in? A lot of new developers don't put backsplashes in. They just do a little lip on the granite around the side. So I put fancy backsplashes in. Typically, your backsplash is only a few hundred square feet, if that, or not even a hundred square feet sometimes. So you can buy an expensive, dramatic tile and put it in your backsplash because it's not going to cost you a ton of money. So I'm always looking to see what are new construction builders doing? and then I put way nicer finishes without spending much more money so that I can compete.

48:22Henry Washington:Now, Dom, I wanna give you a scenario here. If we dropped you into a brand new market and gave you$50 ,000 and said you had 30 days, how would you find a profitable flip? What would be the first steps you'd take? So I think, I hate to say this answer, but I think there's so many more steps that would have to come before buying the profitable flip that I would actually focus on first, such as networking, meeting local investors, wholesalers, agents, building up a team of people that's going to actually help you execute that flip. Just because you buy a flip where the numbers look good on paper doesn't mean you can execute it and make it profitable.

49:05Henry Washington:That's way more difficult than just buying a flip that looks good. So I think I would spend my time obviously looking for a deal, whatever source you're going to use, if you're going to spend money on your own marketing, if you're going to network with agents, if you're going to look on the MLS, whatever it is, I would spend some time, you know, trying to start underwriting and analyzing deals. But I would spend even more time getting to know the market, driving the streets myself, going to all the local meetups, networking with as many people as I can to actually start building a team that's going to help me execute the deal.

49:41And Henry, what about for you? I'm curious. Uh, let's see. I would take 10 grand of that 50 grand and I'd fly to Maui because I'm probably not going to use any of it to actually buy the deal. So I take a vacation on Ashley. Uh, and then I would start, uh, I would start looking at MLS listings and leads from wholesalers, uh, and buy it. No, I'm playing. Um, what I would do absolutely is, um, go for long, low hanging fruit first. Right. So I think Dom's answer is spot on because execution and finding are two different things. So I'm going to assume I'll be able to execute. We'll just put that assumption out there.

50:18So what I would do is I would immediately start looking at the low hanging fruit first. The low hanging fruit are MLS deals and the low hanging fruit is deals listed by wholesalers. We already know these are things that are currently for sale. And then I would start looking at what are the, what are the opportunities for me to add value to what's already listed. So similar to what I talked about before, Tony, looking for properties where I can add square footage, heated and cooled without having to do an addition. So can I convert part of a garage? Can I convert a sunroom? Can I take like in one house specifically, it had a big laundry room.

50:56So we took the laundry out of the, out of that big laundry room and we stuck it in the hallway. And then we turn that laundry room into a bedroom because it was big enough to be a bedroom. So then I was able to add a bedroom, which added value, right? So I'm I'm looking creatively at what the low hanging fruit is to see what opportunities are currently there or what opportunities I can create based on what I know. And then I would try to buy something that's not going to cost me money to buy a deal. And if I couldn't find any low hanging fruit, then I would try a more costly approach, which would be using some of that money to market for some sort of off market deal.

51:37And again, being super creative. So you want to understand that market and understand what what's desirable in that market. And then you want to understand like who you should reach out to. So one thing I might do is try to take advantage of the silver tsunami for for my area. So I would maybe market specifically to senior owners who have owned property that they don't live in, but they own that property in their personal name or in a trust. no LLC. So this is, I would be looking for mom and pop senior owners who own real estate as rental properties and banking on that. If I reach out to a thousand senior owners in this range, that 10 % of them are looking to get out of the game and making offers to them on those properties and banking on the fact that I'm an investor too, and they may want to help me.

52:34I would, I would probably send a personalized letter, something that says, Hey, Hey, I'm Henry. I invest in Northwest Arkansas as well. I see you own one, two, three main street and four or five, six, you know, second street. I'd love to sit down and just talk real estate with you. I want to learn what's kept you in the game for so long. Right. And that'll get me a higher response than just saying, Hey, I want to make a cash offer for your home. Cause one thing boomers love to do is yipper yap. And if I can get them yipper yapping to me about real estate and them wanting to help me, they may sell me a great deal.

53:06Henry Washington:I love that. We might have to have both you guys back on just to talk about deal finding, because I know each of you have taken a slightly different approach. Dom, you're very much like the relationship focus. You're hosting events, going to the meetups. Henry, obviously you're building relationships, which you're doing. You mentioned AI, you mentioned wholesalers, your own direct mail. So it might be a good follow-up episode. But before we let you guys go, I guess last question, Don, we'll start with you. Fast forward 12 months, what additional market shifts are you anticipating and how are you preparing your business for those now?

53:39Henry Washington:Yeah, it's a great question. I want to piggyback a little bit, backtrack to the question about the rookie mistakes right now, because I think a really big thing here is expectations. I think that's a big mistake that I see a lot of newer investors making is having really high expectations for what your flips can do and how things can perform right now. And not expecting or taking to heart conversations like this with experienced investors that are trying to tell you the reality of what's going on right now. Just thinking that it's going to work out, thinking your flip is going to sell faster than everyone.

54:19Henry Washington:and you can design it better, you can cut costs, whatever. And it's just not like you have to go into it with the expectation of where the market really is right now. And so I think looking forward, that is probably like the best advice I could give. And what I'm personally doing as well is I'm like fully with reality of where we're at right now and not really expecting it to change much for the better. I mean, in the last couple of months, we have started seeing a lot more showing activity, more offers coming through, more houses going pending, the active to pending ratio shifting up a little bit.

54:57Henry Washington:There are some good signs happening, but I'm not changing the underwriting of my deals at all. Anywhere in the near future, expecting that we're just going to see this huge jump, or even if rates drop a little bit, that buyers are going to just flood the market and everything's going to be like COVID years again. So I'm staying conservative. I'm not expecting positive changes to happen, even though they may slowly start coming in. I think it's going to take a while for us to be able to really change our underwriting or change what we're doing to where we can start banking on higher sales prices or more transaction volume.

55:39Henry Washington:I think that's going to take more than 12 months. Same. Like, you know, I could look at my crystal ball and every time I look at my crystal ball, it's foggy. So I have no idea what's going to happen. Every time I think I might have an understanding of what's going to happen, the opposite happens. And so when there's uncertainty, then I get super conservative. And so that is what we've been doing is just super conservative underwriting and making offers. And what that's meant for my business is I have to spend more money on marketing to generate more leads than I would normally generate. And I have to make probably twice as many offers to stay in the same volume range.

56:23I would argue that it's probably more than twice as many offers because we're being so conservative, which means you're, you're right. A lot of the things Dom said earlier, like relationships are helping getting belly to belly with sellers and building trust and showing them that I truly want to help them. My offer is not going to be the best offer, but my offer will, there's compassion in my offer. There is, um, I'm willing to do things that other people aren't willing to do in order to help you. I'll hire movers. I'll, I I've showed up and moved people myself, right? Like things that show that you're there to help things that show that I will help you, even if it costs me money and you don't sell me your house, right?

57:04Like those things, those relationships have helped me get deals that maybe weren't the best price deal. And so it's just more about right now for us, it's we're staying conservative. And if things change for the better for the real estate market, that's great. That's helpful. And if things change for the worst, I'm not going to lose my shirt and I can sleep at night. So conservative is the name of the game for me right now.

57:27Henry Washington:Well, Henry, I'll be selling my live and flip in a year and a half, and I'll give you a call to help me move. And maybe I'll sell you a property. For 50 % of the profit, I would gladly come help you move, Ashley. I'm on the next flight. Dom and Henry, thank you so much for joining us today. You both are going to be at BPCon. So maybe you could tell us what you're speaking on and where people can find out more information about you. Dominique, let's start with you. Yeah, I will be at BPCon speaking about mastering rehab estimates. So James Dandert and I are going to talk all about building scopes of work, how you can keep your rehab costs in line, what to look for when you're buying site unseen, all those great things.

58:09Henry Washington:And I am on all the social channels. You can find me on BiggerPockets. You You can find me on Instagram at Don flips Nola. So any questions I can help with or any way I can help anyone that's trying to get started or has questions about flipping, feel free to reach out. Awesome. And I will be doing a workshop on finding deals the day before the actual conference starts. And then I will be doing a talk during the conference on understanding how to evaluate your portfolio so you can know whether to keep an asset or sell an asset. And you can find me on Instagram. I'm at TheHenryWashington on Instagram.

58:48Henry Washington:Thank you guys so much for joining us today. And we can't wait to see you guys at BPCon. I'm Ashley. He's Tony. And we'll see you guys on the next episode. Uncovered windows can make your home feel up to 20 degrees hotter. Stay cool and save up to 45 % off custom window treatments during the summer Black Friday mega sale at blinds.com. From outdoor shades to room darkening blinds, finding the perfect fit is easy. Get free samples, expert design help, and professional measure and install services, or DIY with confidence and support every step of the way. Shop up to 45 % off site-wide, plus huge savings on doorbusters right now during the Summer Black Friday mega sale at blinds.com.