Making $200K (in 4 Months!) and Waving Her W2 Goodbye

19:44And so I went on kind of a wild goose chase of, you know, finding a daughter, but then she had been adopted by someone else. And then, you know, X, Y, Z, this relative, but then they were, there was no one else still alive. And so I finally got back down to the sister was the only one left. And I was just my, luckily my next door neighbor had a phone number for her and I tried calling her and she wouldn't take my calls. And I just kept trying calling and leaving voicemails. And then eventually she answered and she was very short with me. And she was like, no, my sister didn't own that house. She wasn't on, she wasn't on there.

20:14Her name wasn't on there. And I was like, I promise you it is. I met with an attorney and her name was on the house because she thought her sister's husband had only been, been the only name on the house. And so she didn't think that there was anyone who could claim it. And she had no interest in the house. It was a mess. It was a hoarder house. And she had strange relationships with her sister and her mother, and she didn't want anything to do with the home at all. And so I kept trying and I was like, I'll give you$5 ,000. I'll give you$10 ,000. I'll give you$15 ,000 if you let me pay for the probate and buy this home from you.

20:50And eventually she agreed to that and we started the probate process.

20:54Tony J. Robinson:What an example of just like hustling to make a deal happen. And I think the first question that comes to mind, because I've actually never tried to trace down heirs to a property before. Like, how do you do that? Are you just like sleuthing on the internet? Do you hire a private investigator? Like, how do you connect those dots? Yeah, I was looping on the internet trying to find numbers. And then And I, my next door neighbor really was the key for all of it. And I think, I can't remember if she had a phone number or if the sister had had a phone number for the daughter who had been adopted out, but grandparents, all of that.

21:28So it was all like, honestly, I was lucky in that, but I've looked for ways to replicate that because I realized I was like, the sister eventually had me getting the mail for the house. And while I didn't open any of the mail, there was a lot of postcards coming through from people wanting to get this house because it was in pre-foreclosure. And so you, you just glance and see, and I'm like, you know, these people have no idea that this lady's dead. They're just wasting their time on this house. And I was like, if you could know, I was like, what, what's a repeatable way that you could know that someone had passed away and that, you know, there's no one taking this house and that's just going to go to auction, like that you could replicate this because oftentimes there's a lot of equity in that, that you could take advantage of, um, for homes that other people don't want to deal with because it's a mess.

22:09you know and so you can actually find that like on the on prop stream um i would look for pre-foreclosures and i've tried this a few times and found a few of them i haven't been able to get a hold of the relatives in time before auction um but the the homes you look for pre-foreclosure and you look especially if you can find a this is a key a medicaid or state um lien on it then that's often oftentimes means that the person has passed away, that they were older, they might not have had a lot of cash and that house might not be wanted. And so there's some opportunities there possibly for people to, and I've tried to explore, but just if you can find ways to see that you need to get ahold of someone else for that house.

22:54Tony J. Robinson:And Elizabeth, I just want to make sure I'm tracking. You said that you paid the sister who was like the heir basically$15 ,000. Was that the total purchase price or was that just in addition to purchasing the property? In addition. So I offered whatever was out on the house because we didn't know the balance and then any liens because I could see that there were liens on the property through PropStream. She had three liens totaling about$25 ,000 and then an additional$15 ,000. So all in, once we finally finished probate, we were able to get the note of what was owed to be able to close on it.

23:27And so all in, we were closing at, um, uh, 130 ,000 on that home.

23:32Ashley Kehr:How crazy is that, that you had to pay someone to buy something from them to give them money that they didn't want anything to do with.

23:42Tony J. Robinson:So Elizabeth, your, your husband, your husband is still dealing with his health issues. Uh, you're pregnant again. Yeah. You guys flipped this whole house yourselves. Uh, what was like the hardest day of that project? It was, it was a long process. Cause like I said, it was a hoarder home and there was a lot of, and the utilities were shut off. So, uh, there were some issues. It was, it was pretty nasty when we closed on it. Um, but probably the, the top pick, it was new year's day. And this just shows where our mindset was in like, not a great way, but it was new year's day. It was our wettest year that we ever had.

24:21And it had just been flooding rains. We'd had leaks. We'd had flooding. What we didn't realize at the time is that, well, we did realize pretty shortly in the concrete pad, it had a RV pad and then a back patio and it was all facing grading in towards the house.

24:39Ashley Kehr:Oh, so did like water just kind of slope all towards the house every time? Yes. And so we wanted to save the pad. So the very like first thing we did after we closed on the house is we got a concrete lift company and they came and put holes in, drilled it and pumped in underneath to be able to bring most of the pad away from the house. And then they cut along the home, like a small, probably six to eight inches around the home that we would need to break out and then report at a slant away from the house to then meet with the rest of the pad. And so we'd had that cut. We thought we were good. and then just it just kept raining and raining and raining and even though most of the pad was away from the house since we didn't finish that last part my husband had just finished the he had ripped out all the drywall we got in all the mold there was tons of mold issues and he had put new drywall in and then we go over on new year's day and it's just flooded on the concrete and all that new drywall and so i had events that day with family and he was supposed to go with me and like I gotta stay and I don't know why we did it this way but he just got a sledgehammer and just sledgehammered it out the entire new year's day freezing cold went in fell asleep on a metal chair for like an hour and then went out and kept busting it until it was all like out so that the house wouldn't have any more damage and I'm like why didn't we just go buy a jackhammer why didn't like do anything different or like call it like we just were such a mindset of like we have to do this ourselves in the hardest, cheapest way possible.

26:11Ashley Kehr:Trust me, I've been there. And there's been even very recent times where I've been like, why did I do this before this? Like, I should have waited to do this one thing. It was it was hard. And it's hard with, you know, a new baby that was born during that rehab time and two little kids and my husband just he he was mostly recovered. And so really, he just pushed through and he was just doing 60 hours a week. Really, he was there all day during the day, working till the early morning, coming home and going to sleep, and then going up early the next day, every day while I was on my maternity leave to watch the kids, because I was like, we got to take advantage of this maternity leave, you've got to work as much as you can, while I have this, and, and so it was just, you know, there was a lot of adventures with it, and I was like, I just hope that he makes it through, because there were some times, he's like, yeah, I heard some arcing in the attic, so I went and was climbing on the beams, and he's like, yeah, I got electrocuted a few times, but I'm okay, I'm like, you died up there.

27:07I was like, I'd have no way to get you down. And he just started laughing at that. And he's like, can you imagine my brother's trying to get me out? And I was like, that's not funny.

27:15Ashley Kehr:Elizabeth, how were you able to finance this deal? And you guys were about 130 for the purchase. How did you fund that? How did you pay for the rehab? That was a whole difficulty in and of its own since it was our first time purchase. No one wanted to lend to me. And then because it was so low, I was almost being punished really because the price was so low and the current value was so high and even the ARV was even higher. One, no one believed me because they thought that I was just stupid and I didn't know my numbers. And two, it was my first deal. So they didn't want to lend to me. And three, they're like, it's too close to a hundred thousand.

27:48We don't want to lend on it. It's too small of an amount. And then I finally found a local hard money lender and she had a home down here. So when she was down here, she came, watched the house with me. And she was like, this is amazing. She was like, I'll lend. 100 % on this. She's like, do you want to wholesale it to me? And I was like, no. And once I found someone that understood and knew the area and like saw what I was doing, they're like 100%. So she funded 100 % of the purchase price. And she was willing to fund, I think 75 or 80 % of the rehab. But I was like, oh, we have our HELOC, we'll use that.

28:25But I wish I had taken the funds at the time just to relieve the stress because I was like, we have to get it done. We're paying$1 ,000 a month in hard money. And I was like, oh, that so much because my cheap mind's I'm like no I'm like that was so stupid we could have taken a little more breathing space because we about killed ourselves trying to get it done in that time

28:41Tony J. Robinson:Elizabeth but how did you meet that person because you know everyone would love to meet a lender who's going to say yeah hey we'll fund 100 % of the purchase and the majority of your rehab but they're they're not just like walking around on the street saying hey let me let me fund your deal so how did you connect with that person I just googled for some hard money lenders in the in some of the biggest metro cities up north from me. And then here, I found one other person that might have lent on it, but that was local as well that I found just from Googling. But honestly, if I had had, now that we have a local RIA meetup group, there's so many lenders in that group that would lend or they would like, if you don't have all of the capital, they would split and, you know, have you split that profit with them if you're looking like for a bridge loan or, excuse me, gap for filling that gap on there if you don't have 100 % of the money for funding a deal.

29:34And so honestly, Google, but your local Facebook group for real estate. And if you can go to your local meetup, we have several lenders and they're always looking for opportunities to, they want to make money too.

29:47Tony J. Robinson:And then I guess my last question on the flip Elizabeth is the actual work. You said that your husband was pulling 60 hour work weeks. Did he already have a background in renovation and DIY or was it YouTube University that kind of pushed you guys through this project? Yeah. So my husband actually grew up working with his dad. He refused to go to a couple of years of school, which is funny because his mother's a school teacher. But he refused to go because he wanted to go work with his dad. And he learned building things from the ground up. And he's like, I never regret not going to school. He's like, I hated it.

30:23And he was like, I, everything that has served me and made me money are the skills that I've learned from my dad. And so a hundred percent, it was his talents and his childhood upbringing. He knew how to do things, but he's gotten much better at it. And some of it was YouTube university. But I think the biggest strength that my husband has is he is so good at problem solving. He, he's never like, Oh, I can't, I can't do that. We need to hire it out. He's like, I don't know how to do that and he might screw up the first time but he's gonna figure it out and he he's able to do anything so he handled so much of the you know electrician work the plumbing the drywall you know and there was a few things at the end that we hired out just because we were tired and so we got some help with the LVP but you know it really he's he did the majority of it and the really nasty parts of it, of the hauling out the mold and the very tainted mattresses that had lots of stains on them.

31:25So anyways.

31:27Ashley Kehr:Elizabeth, how did this deal end up? Was it a flip or a flop? It was definitely a flip. So we finished and I thought that it appraised at 360, 60 maybe we'd hit 370 we got it appraised so that we could get out and do a dscr loan and it appraised at 409 at the time and i was shocked and how much into it with the rehab were you so we were about 50 000 for the rehab and then with our hard money our closing fees all of that we were just about 200 000 all in wow so 200k more yeah yeah so that was like that was a unreal high I could not believe that. And it felt so good. I bet your wholesale fee wouldn't have been that if you would have wholesaled it to your lender.

32:12Well, that's why I was like, I'm not taking a wholesale. So yeah. And then we, we kept it. We did rent by the room for two years thinking we'd keep it forever. Really. It's in a good area, the appreciation, et cetera. But because we'd already pulled out the majority of our cash, it wasn't cash flowing. And, you know, we had a few things come along with tenants that I was like, you know, I, I want something different and I want something that's getting cashflow to weather, especially recently as like to weather any economic storms. I was like, cashflow can be your saving grace. And so I kind of ran the numbers side by side of what I was looking at for an investment of cashflow versus the appreciation at a two year, five year and 10 year mark and compared it.

32:53And I was like, I think we should do a pad split. And so we put it up for sale and we ended up getting a full price cash offer. And then we took it down a little bit when it had inspection, took some off and we closed at 393 on it.

33:06Tony J. Robinson:Elizabeth, what a phenomenal end to this story. And I think it just ties back to what we were saying at the beginning of the show of perseverance and like sticking things through. And you guys could have given up after that land deal that went sideways. And you could have said real estate investing is a lie. You know, Tony and Ashley don't know what they're talking about, you know. But you guys stuck with it. And just with a little bit more hard, I say a little bit, but with a lot more hard work, you guys are able to have this phenomenal deal. So kudos to you because I think it's that perseverance that makes all the difference.

33:36Ashley Kehr:Elizabeth, how long did it take you guys start to finish for this house? So we closed in September and we were done about in like March, beginning of April. So it was like five or six months. And we took off a month in that time for our baby. And we were doing our, we have a laser engraving business. So we took off a month during Christmas to fulfill orders. And okay. So you worked full time on this flip for about four months, would you say? Yeah. So$200 ,000, what other career path can you just choose or you're making 200 K in four months? So that's just like the point I wanted to make is like, because I feel like there's going to be people listening that will say, well, they did all the work themselves.

34:15Ashley Kehr:Like I can't do that. Either you have a W2 or you don't have the skillset or whatever, but that is such a huge margin that even if you hired it out and you did none of the work and you made 100k half of that that still is a great return for you know having no money into the deal having it 100 funded uh so yeah i just wanted to like prove that point as to like if you want to work in your flips like you can make more money and it can be a great return where you're making more than you would working any other job. Exactly. And that's, that's why I knew I knew that it could work, we just had to figure it out.

34:54And so having that proof of like, when we got that appraisal back, that was like our ticket, my golden ticket, like we did it, we figured it out. And it is possible even for us. And so I knew if everybody else on these podcasts can do I was like, you know, we're lucky because you know, you're wanting a million with the type of migraines that you have, you can be one in a million for this. And my hard money lender, she was like, you're, this is a unicorn. She's like, you're never going to find one of these in Utah again.

35:19Tony J. Robinson:All right, guys, coming up, Elizabeth trades stability for risk, moving her family across the country for a flip to go sideways. But out of that failure comes some clarity, a new business, and a long distance play that could transform everything. All that right after a quick word from today's show sponsors. An Airbnb deal can look great on paper and still become an expensive mistake. B &B Calc makes the numbers prove the deal. Use B &B Calc's market map to browse over 10 million Airbnb and VRBO listings, compare cities by revenue and gross yield, spy on top operators, and build comp sets. See how adding amenities like hot tubs or EV charges can boost your revenue.

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40:29Tony J. Robinson:That's 1-888-WE-SHARE or visit WeShareHealth.org. All right, guys, so we're back. So the flip is a success. Elizabeth's family has a little bit more breathing room, but instead of coasting, you guys take another leap. And I want to get into what that leap was. But before we do, I'm just curious, the flip that you guys had, the neighbor's house, it didn't just change your bank account. I guess, what did it change for you personally, like inside of you? I think just the confidence that I was lacking, because like I said with that first, it was never a question of real estate. It's a question of yourself and your self-worth, really.

41:05And it's really hard not to take failure personally. And so not that you should always link your success to that self-confidence, but it did help. And so it's hard because you don't want to take the failures to heart because you want to be able to move past them. But it changed that confidence that I had of, hey, I did this. And not only did we find the deal, negotiate it, do all of these things, but we were successful in doing the rehab and saving money on all of the rehab along the way. And also, it gave us the confidence really too for my husband because in that time, we hired a crappy handyman at the end to help us with a few things.

41:45And we realized the need in the market and that gave us not only confidence for ourself in real estate, but confidence for himself. to then one, he'd recovered enough, and two, that he had the capability and the skill to do his own handyman business and to provide that service for others. And that was something we, again, never thought about, but that house opened up so many more opportunities for us to progress and move out of the W2 world.

42:11Ashley Kehr:So along with your husband building that business, you built out a network of other investors through a meetup. So tell us about that meetup and maybe how a rookie could replicate that in their own market. Yeah. So I had known that there was a meetup a while ago, but I couldn't find any of the people I'd had a wholesaler that I'd gotten in touch with. And he had since left. And I think he had said that they were stopped doing meetups. And so I had no idea who was even a part of it. And then we had signed up through BiggerPockets for Pace Morby's like rookie class or something. And I connected with another gal who was local on there.

42:48And a couple months after the class, we messaged each other and we're like, we should get together. And then we found more people that were, that had been in Pace's group. And then we just started looking for more people through other Facebook groups, whether they were Pace's or BiggerPockets. Of anytime someone commented that they were looking in St. George, we would add, we created like a Facebook messenger and just started finding people and said, hey, we should do lunch this day. And had our first meetup in December. I think it would have been 2023. and then we're able to connect with the old leader of the group that had run it previously.

43:24And really, it just took off. And her name is Tiffany. And she and the previous group leader, they've really taken it off and made something amazing with it, with these group meetups, once a month for an educational night, and then once a month for a lunch to just come and connect with other like-minded people.

43:42Tony J. Robinson:Yeah, I think there's so much power in rookies attending, starting, participating in their local meetup because you, as a new investor, typically don't really have a lot of people in your phone who you can call, contact, text, whatever, as you have questions, as you get stuck, as you need advice. And it's totally within your power to go out and expand that network yourself. And I think a meetup is the best, easiest way for rookie investors to do just that. Now, Elizabeth, you have this big financial windfall from the flip, one of the best flips I think we've heard of on this podcast, but use all that money to go pursue something else.

44:20Tony J. Robinson:So what pulled you toward a pad split in Houston? So actually, it was really all thanks to our local RIA group. That group has taught me and saved me so much. There was a guy who came to one of the meetings and he was looking for more money partners to be able to buy more pad splits. And he was sharing about his returns because at the beginning of each meeting, people can share any wants or needs that they have. And so he shared this. He's like, I'm looking for many partners. I've done this many X, Y, Z. And he's like, if anyone wants more information, this is the kind of return I'm getting. And so a bunch of us have locked to him after the meeting.

44:56And we said, let's get together. So we all sat down for lunch for like two hours. And he showed us his portfolio, the numbers, explained what pad split was and how it was working for him and his goal for financial freedom. And that's, I was like, you know, there's something to this. I was really excited about it. So I got the connections from him. And then over the course of the next couple months, I met with PadSplit and Blake over there at PadSplit. And then I met with kind of delving into the market. I met with two other people, one in Atlanta and then one in Houston, kind of trying to decide what I was most interested in as far as what the homes look like, what the returns look like, what the down payment look like, etc.

45:36etc and so really I met with someone that first off the biggest thing is that their numbers were accurate because I feel like every wholesaler and every just I feel like it's very common to have things over inflated on numbers and I don't believe anyone on their numbers so if I can trust their numbers then they already have a point in my book and so he sent me his numbers and I was like these actually check out for like the first time ever and so he wanted you know I was like there's one point for trust. And then the return was really good. And I was like, you know, 30 % return, you're looking on that.

46:12I was like, it's good numbers. And I like the model. And I had already had some familiar, excuse me, I was already familiar with renting by the room since that's what we had done with our rental, that it gave me some experience and some confidence in that business model and just helping with the affordability crisis. It was all things that, one it was profitable and good and two it was also good on the tenant side of helping

46:39Tony J. Robinson:solve a problem and so did you end up actually purchasing a deal in that market yes we just closed yesterday um on our lot for a new build i looked at you know we looked at renovating that you can renovate older homes and take you know three or four five bedroom to a seven eight nine or ten bedroom but i liked this model of a new build you have tenants in there i don't want old systems failing. And so we're doing a 10 bed 10 bath in Houston with a partner that we went in both together on the money and then we're splitting 50 50 on the return and just giving it a go. So I'm really excited about it because I did enough background work on it.

47:20And it's something that I was thinking about for a long time that I was like, this is what I want to do. It makes good cash flow. And I really like the business model of it. So that's where we're at. So we should be done in December or sooner with that new build.

47:33Tony J. Robinson:Yeah, well, congratulations, Elizabeth. And way to just keep trucking along and experimenting with new things. And I guess on that note, right? I mean, you've tried flips, you know, probates, you're doing the pad split. But your biggest lesson came down to one thing. Can you share that with our listeners? I think the biggest thing that you can take away is being able to make decisions for yourself. And it's really hard. I would listen to BiggerPockets all day, every day that I could. And there's so much information overload that it's really hard not to get shiny object syndrome because my husband and I are both ADHD.

48:09And it's really hard not to get excited about all the different options out there. But, and especially when you hear so many successful stories, it's so hard to nail down what you want to do. But I think the biggest thing is being able to take time, time take your space in a quiet place and actually think because I really think in this day and age we're always listening to something we're always listening to someone else and their opinion and that's not a bad thing all the time but you rarely at least for myself and especially being surrounded by four little kids do I have quiet time to be able to turn my brain on and actually critically think for myself and not just rely on chat gbt or on other people's experience but they okay, I've obtained all of this knowledge and all this information.

48:55What is the best path for me and my family? What are my goals? What, you know, do I want my lifestyle to look like? Not just now, but when and if I have kids, you know, how is that going to need to change? And so being able to make a plan for yourself based off all the information, because nobody else can do that for you. They can give you recommendations and you can get on BiggerPockets Facebook and get a lot of great responses from people, but ultimately it comes down to no one knows your goals and your personal financial situation and your family situation better than you. And so you have to be able to critically think through everything that you've learned to be able to create a map and a plan for you.

49:35Ashley Kehr:Elizabeth, what a great ending to wrap up this podcast episode. I couldn't agree more with you. Thank you so much for joining us today. Can you tell everyone where they can reach out to you and find out more information about what you're doing. I'm on Instagram. I don't post a ton, but you can find me. It's FS2FI. So FS2FI for back when things were really bad and we were on food stamps and our path to finding financial independence and getting there. Well, congratulations on all you've achieved with your progress and your real estate journey. And thank you so much for taking the time to share that journey and the different lessons that you learned and the success that you have had.

50:15Ashley Kehr:We really appreciate it. I'm Ashley. He's Tony. And this has been another episode of Real Estate Rookie. And we'll see you guys next time.

50:24Tony J. Robinson:I don't think I can be your friend, Isabella said. Rebecca's stomach flipped.

50:29Ashley Kehr:This is the love story of real hinge couple Isabella and Rebecca, written and read by me, Tammy Denton-Hurst. Listen to the free audiobook now.

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51:13Thank you.