I'm walking through every number on this deal — how I bought it, why I almost passed, how a moisture test changed everything, and how it went multiple offer off-market at $335K without touching 90% of the house.
This one also got the 90-day flip rule thrown at it. Full breakdown on how we navigated that with an FHA buyer.
TIMESTAMPS 0:00 - $5,551 in, $79,930 out — deal overview 0:43 - The property: 4/3, mother-in-law suite, shop, 1 acre 1:00 - Running comps on a property that's hard to comp 1:50 - Worst case / best case scenario before I bought 2:18 - Walking the water damage 3:25 - Moisture test results — the deal changes completely 3:44 - Decision: no full rehab needed 4:07 - Disclosure strategy + going to market 4:40 - Listed at $330K, went multiple offer off-market 6:05 - The 90-day flip rule explained (FHA buyer) 6:37 - Appraisal and closing timeline 6:53 - Full HUD breakdown 8:09 - Purchase price + financing structure (0% down, 8%) 8:40 - Repairs breakdown ($7,900 total) 9:06 - Tax prorations explained 9:38 - Title, commission, and misc fees 11:09 - Net profit: $79,930 11:47 - $659/day math 12:13 - What scaling actually looks like 13:24 - Coming off vacation — perspective shift 14:23 - More to life than chasing the number
