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Articles by Jacari Morrell
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I’ve been connecting with a lot of investors recently, and one thing that keeps coming up is how different everyone’s buy box looks right now. Some investors are only looking for clean cosmetic flips because they want fewer surprises. Others are still comfortable taking on heavier rehabs, but only if there’s enough spread to justify the extra risk.
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I’ve been noticing how easy it is to get excited about a deal before really stress-testing the numbers. A property can look solid at first glance — decent spread, good area, simple layout — but once you start adding rehab surprises, holding costs, lender fees, and a slightly softer resale number, the margin can shrink fast. As I’m learning how experienced investors underwrite deals, I’m realizing the “pass” decision is often just as important as the “buy” decision.
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I’m trying to get better at analyzing flip numbers before getting deeper into the space, and holding costs are one area I’m realizing can quietly change a deal. On paper, the spread might look solid, but once you factor in taxes, insurance, utilities, loan interest, lender fees, permits, delays, and extra time on market, the margin can tighten pretty quickly. The part I’m trying to understand better is the timeline assumption.
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One thing I’m seeing investors underestimate right now is rehab padding. A property can look like a clean cosmetic flip, but once you factor in holding costs, lender fees, insurance, utilities, permits, and surprise repairs, the spread can shrink fast. My rule of thumb: If the numbers only work when everything goes perfectly, it’s probably not a deal. For those actively flipping right now, how much are you padding your rehab budget before you feel comfortable moving forward?
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