Fantasy Football - Footballguys Forums

Random

Members
  • Content Count

    4,966
  • Joined

  • Last visited

Everything posted by Random

  1. It was a 1 foot countertop attached to the wall with an L brace. The delemma with keeping the existing cabinets and adding stuff to the wall with the flashlight countertop was that the cabinets wouldn't match. That and the doors on the original cabinets had some funky measurements so we couldn't replace the doors either.The kitchen will be a huge draw to the house when finished, instead of being a detraction. Also, we found our first "problem" this morning. We had a pretty nasty storm blow through last night (probably the same one you had) and we had some water in the basement. Appears to have come up through a floor drain. Not sure what caused it to do this or what to do about it. What you do is hire a Sewer guy to come out and just take care of it. I personally own a Big Sewer snake, and MORE than half the time I hire the guy to come out. For your first time dealing with it, Please don't go and rent one, but if you do, you need the monster that stands some 3 feet high with the foot peddle. This will be FAR more trouble than it is worth. Shop around, the pricing is very different in my area. "Roto Router" is INSANE on the cost. Find a guy that just does Sewers in the phone book, and get your best price. Shop this service, it can be the difference of $100.00 or more between them. Ideally, you will pay right around $100.00 out the door, maybe a little more, and say $5.00 extra when he breaks your cap inside the house and bills you. Little stuff. If there is EVER a guy to build a relationship with as a LL, it is the sewer guy. Ideally you have a Clean out in the yard, as that will save you some money if he doesn't have to go to the basement. However it works, he could very likely come out, run the snake for under 10 minutes, bill you a C-note, and be on his way. DEMAND a Warranty on his work. Anyone respectable will give you one, and it's about 45-90 days around here. Even if the Sewer is clogged with tree roots, you can beat them into 30 days. Don't back down on this point. At most, the guy works an hour, Cusses like a Sailor yelling all over the area as kids run around, and bills you a C-Note. Watch him, and if you want to in the future, do it yourself, it's not rocket science in the slightest. I did it myself for years, but it's a hassle, I just pay a guy now. Step #2 is to install a "back-flow valve" on that floor drain, and it will never back up again EVER. I have never understood why everyone doesn't do this. We have houses in my town that have the Sewer, and I mean SEWER back up into their homes multiple times a year. Never understood this. In an emergency, if you have no valve in the sewer line, or if the valve fails, you can use a plastic bag filled with rags to stop back-flow through the sewer. If you are squeamish or prissy, doing this project on the sewer might be too disgusting for you, it's not hard, but dirty, and you know that line carries toilet waste. A Floor drain will be clean, just more Floor to break out. Do rent the Jack Hammer. Take a look at the process: Install Sewer Back Flow Valve With a good clean out from the sewer guy, I wouldn't begin to worry about the valve on a Flip, no way, it's just the right thing to do in YOUR home or Rental. Do you still have standing water in the Basement??? As of Sunday AM, it was still wet, jwouldn't say it had standing water. We have the carpet out, was planning on keeping the pad so we left it in.
  2. It was a 1 foot countertop attached to the wall with an L brace. The delemma with keeping the existing cabinets and adding stuff to the wall with the flashlight countertop was that the cabinets wouldn't match. That and the doors on the original cabinets had some funky measurements so we couldn't replace the doors either.The kitchen will be a huge draw to the house when finished, instead of being a detraction. Also, we found our first "problem" this morning. We had a pretty nasty storm blow through last night (probably the same one you had) and we had some water in the basement. Appears to have come up through a floor drain. Not sure what caused it to do this or what to do about it.
  3. Little update her for ya. The kitchen (pics above) has been totally demo'd. Cabinets gone, soffet gone, ect. We have to do a complete redesign. We were originally just going to put the stove on wall A (left wall when facing the window - glass cupboard doors) and fridge on wall C. Move wall cupboards accordingly, eliminating the glass door ones, simple solution.Ouch, you just greatly expanded your budget if you now need all new cabinets. But, the dishwasher door wouldn't open with the stove there. So we were going to move the dishwasher to the other side of the sink. Easy enough. But the cabinets are all one unit. We figured it would require too much work and look like a hack job to disassemble, cut, and attempt to reassemble so we took the wall measurements to HD/Lowes. It doesn't even matter if it is Gas or Electric, Moving a stove is always easier than moving the Dishwasher and water lines. All new cupboards (stock, not custom) came back at $1200 for design 1. The arrangement is fridge on wall B in the AB corner, dw on wall B, other side of the sink, and stove in cutout on wall C. This leaves very little counter/cupboard space. That is $1,200.00 you didn't have to spend before. That is a hit. Design 2 was a little more, $1700 total, but utilized wall D (the one with the flashlight "thing") for the stove with countertops and cupboards around the stove. Wall A would be left empty (although we all thought about adding cupboards afterwards maybe another $200), dishwasher would be left where it is in the pics, and wall C would have fridge in the cutout. We all pretty much liked this layout better, with or without adding cupboards on wall A (not sure how this never got in the design, maybe there's a reason). Wife is going to check out Menards today for designs/prices on their in stock stuff and we'll go from there. I wish you could have just decided to work around the cabinets. You are now looking at $1,200-$2K that you will never recapture in your flip. Certainly going from Wooden Cabinets to painted stock ones. Other notes: We have grass comming up in the bare spots that were "patchmastered" (I love this stuff) New tub and surround are in the downstairs bath First floor is painted (except kitchen, one bedroom, and the bathroom) Ended up going with MAB with the paint because a friends mother in law runs the local one and is giving us the paint at a much better discount than our SW. Powerwashed the house, deck and hottub. Amazing results. I remember that it was sided, correct? You can power wash away, but you really should Never powerwash a wood exterior covered in paint. Total money spent so far $1850. Includes: $300 Tile for kitchen and bath and backerboard for bath. $200 in paint $800 bathroom (tub and surround, vanity, faucets, and plumbing) $100 landscaping (patchmaster, hose, sprinkler, roundup) And lots of misc stuff. Still looks like we're going to keep it at/under 10K. Sounds like you are all over it. Keep it simple. Reuse anything and everything you can. Watch the Misc stuff, that's where you get killed, oh, and needing a couple grand for new cabinets. I'm not really bummed about the cabinets at all. Originally we had planned on new cabinets, then decided to try to use what was there. Turns out there is no configuration in that kitchen that will have room for all three appliances without cutting into/rearranging the cabinet configuration. Thats why the "flashlight stand" thing was in there. Thats why we decided it would be 2k well spent.I really think the house will show 10x better with a completely new kitchen. The new cabinets will be the stock oak Menards carries. Also, I drove by the house behind ours thats for sale and picked up a brochure. The house is very comparable to our flip and was listed at 187,500. . No way do I expect ours to list at that but it does make me feel pretty good about expecting 115-125.
  4. Also came across this website for home valuations. I know its nothing to hang your hat on, but it did confirm our initial "guestimates". 115-127 with 20k in improvements. Figured if we hired everything out it would cost at least 20k. Even at 10k in improvements we're still looking at 109-121. eta - that site flat out sucks. disreguard.
  5. Little update her for ya. The kitchen (pics above) has been totally demo'd. Cabinets gone, soffet gone, ect. We have to do a complete redesign. We were originally just going to put the stove on wall A (left wall when facing the window - glass cupboard doors) and fridge on wall C. Move wall cupboards accordingly, eliminating the glass door ones, simple solution.But, the dishwasher door wouldn't open with the stove there. So we were going to move the dishwasher to the other side of the sink. Easy enough. But the cabinets are all one unit. We figured it would require too much work and look like a hack job to disassemble, cut, and attempt to reassemble so we took the wall measurements to HD/Lowes. All new cupboards (stock, not custom) came back at $1200 for design 1. The arrangement is fridge on wall B in the AB corner, dw on wall B, other side of the sink, and stove in cutout on wall C. This leaves very little counter/cupboard space. Design 2 was a little more, $1700 total, but utilized wall D (the one with the flashlight "thing") for the stove with countertops and cupboards around the stove. Wall A would be left empty (although we all thought about adding cupboards afterwards maybe another $200), dishwasher would be left where it is in the pics, and wall C would have fridge in the cutout. We all pretty much liked this layout better, with or without adding cupboards on wall A (not sure how this never got in the design, maybe there's a reason). Wife is going to check out Menards today for designs/prices on their in stock stuff and we'll go from there. Other notes: We have grass comming up in the bare spots that were "patchmastered" (I love this stuff) New tub and surround are in the downstairs bath First floor is painted (except kitchen, one bedroom, and the bathroom) Ended up going with MAB with the paint because a friends mother in law runs the local one and is giving us the paint at a much better discount than our SW. Powerwashed the house, deck and hottub. Amazing results. Total money spent so far $1850. Includes: $300 Tile for kitchen and bath and backerboard for bath. $200 in paint $800 bathroom (tub and surround, vanity, faucets, and plumbing) $100 landscaping (patchmaster, hose, sprinkler, roundup) And lots of misc stuff. Still looks like we're going to keep it at/under 10K.
  6. Window pictures. I know they didn't turn out well, we'll get more (at night) if you need them. window1 window2 window3 window4 window5 window6 window7 window8 window9 window10 window11 window12
  7. Ok, I see all that. So you are suggesting taking out a mortgage and incurring and extra $1,500 expense for a 3 month flip that will net about $15k?I'm not disagreeing, just on a much smaller scale $1500 per flip is a huge cut into the profit. I price it in - and I don't usually do a deal unless ALL of my costs are 70% or less of retail.Hey - you did it - don't sweat it, you probably will be in and out just fine. Just think long and hard about doing it again. Thanks man. I will definately consult my FBG brethren beforehand next time.eta - For Mike- I should have the pictures shortly.
  8. Ok, I see all that. So you are suggesting taking out a mortgage and incurring and extra $1,500 expense for a 3 month flip that will net about $15k?I'm not disagreeing, just on a much smaller scale $1500 per flip is a huge cut into the profit.
  9. :CRINGE: This was not a good move? Didn't figure a mortgage would be cost effective. NEVER pay more than 20% unless you have ot close SUPER-fast, and then refinance it out anyway.Why tie up all that cash in one property? Equity <<< CASH. CASH IS KING. It costs $$$ to change Equity to Cash. Leverage - you can buy ten $100K properties with 10% down vs. buying one all cash. PLUS - your risk is mitigated - if one falls over, there goes 10K. Oh well. If the one you buy for all cash - THE ONLY ONE YOU HAVE - falls over? Uh oh. Jeff, I understand that you're looking at this from the standpoint I hope to be looking at this in a few years. If a deal comes up, I want to have the means to jump on it. But right now I have a three person crew (me, wife, brother), and my wife is still not 100% on board (being cooperative and supportave, but not seeing the potential here). No way could I buy anything else right now, nomatter the price (I do still have 10k in available HELOC, but I've got to prove to myself and my wife this can work before buying another property). I looked for almost a year to find the ONE property I felt is a slam dunk. I make this work, I might be in the market for another one or two.
  10. Not too much to report. We've got the bathroom completely gutted, the kitchen down to the cabinet frames, all wallpaper off the walls, and cleaned the window frames.Seems like we should have so much more done after 3 days but thats really about it. Actually that is a decent pace.PUSH yourself every single day, and really still expect to double your time line with the first rehab. After 10 years, I still run over. It's a fact of life. The thing that slows me down the most is that I hold and rent, so when tearing something apart, if I see a better way to work/fix it long term, I take the time to make the right repair that I won't have to touch again in my lifetime instead of the fix that is right, but not as long term. As an example, if I am tearing up a bathroom, I just go ahead and put all brass fittings in the wall for the water supply. Not needed at all, but I know I am never coming back with brass fittings. Did you ever get a good dead on picture of your worst window to post or send to me? How did you get the wall paper off? Window picture is on tomorrows to do list.We used a steamer on the wallpaper. Steamed for about a minute a section (6"x12" sections) and it peeled right off. Worked really well. That is exactly what I use for Wall Paper. I am glad you rented? one. I wouldn't do it any other way, doing it the old fashion way with the roller with all the spikes and elbow grease is for the birds. The steamer is a boring job, but it sure works. Borrowed from sister in law.
  11. Not too much to report. We've got the bathroom completely gutted, the kitchen down to the cabinet frames, all wallpaper off the walls, and cleaned the window frames.Seems like we should have so much more done after 3 days but thats really about it. Actually that is a decent pace.PUSH yourself every single day, and really still expect to double your time line with the first rehab. After 10 years, I still run over. It's a fact of life. The thing that slows me down the most is that I hold and rent, so when tearing something apart, if I see a better way to work/fix it long term, I take the time to make the right repair that I won't have to touch again in my lifetime instead of the fix that is right, but not as long term. As an example, if I am tearing up a bathroom, I just go ahead and put all brass fittings in the wall for the water supply. Not needed at all, but I know I am never coming back with brass fittings. Did you ever get a good dead on picture of your worst window to post or send to me? How did you get the wall paper off? Window picture is on tomorrows to do list.We used a steamer on the wallpaper. Steamed for about a minute a section (6"x12" sections) and it peeled right off. Worked really well.
  12. :CRINGE: This was not a good move? Didn't figure a mortgage would be cost effective.
  13. Not too much to report. We've got the bathroom completely gutted, the kitchen down to the cabinet frames, all wallpaper off the walls, and cleaned the window frames.Seems like we should have so much more done after 3 days but thats really about it. Any tips on getting 50 year old window sills looking good? They just look a little worn.
  14. Not too much to report. We've got the bathroom completely gutted, the kitchen down to the cabinet frames, all wallpaper off the walls, and cleaned the window frames.Seems like we should have so much more done after 3 days but thats really about it.
  15. Depends on who you finance with, IIRC.This is a Fannie Mae / Freddie Mac rule I think. Could also be HUD. I paid cash. Maybe my realtor was
  16. Anyone ever hear of a law that says you cant sell a home within 90 days of purchasing? Maybe just a HUD home? Realtor told us this at closing.
  17. Help me to Help you.Are they two Sashes (A Sash is what holds the "glass") So there is a "window" on the bottom and a "window" on the top. There are "two" windows, right? Please don't go nuts until you answer this. Sorry, I know nothing about windows. Yes, there are two, the bottom one slides up, the top one can slide down. Except for the kitchen windows, they are all one glass and crank outward.
  18. Honored to be the first to congratulate you and your wife. Best of luck!
  19. Just finished up our first first day. I'm freaking exhausted, we closed at 2:30, ate lunch, and was in the house working by 3:30. Reevaluated alot of what we were going to do and per Mikes advice we are going to attempt to follow more of his above suggestions. I'm tired and will reply to your post tomorrow. So I lied, I cant sleep.
  20. What kind of windows are they? This makes a difference in my thought. Explain them the best you can, how do they operate? Some I know how to rebuild. I cant sleep so I'll throw out what we (tenatively) decided reguarding this. I asked my realtor that got me this property (my aunt, btw) what she thought about the added value of replacing the windows, and she actually said it would be pretty hard to recoup (I know, they always tell you you will get your money back but thats bs to help them sell the place), but if they're in bad enough shape it may be a necessary evil. Well, she stopped by while we were working this evening and after looking at the windows said we should just try to make them look good. They are in suprisingly good working condition. Just a little rough looking. Paint flaking, carvings in the wood, nail holes from blinds, ect. Some of the cranks are missing, some of the locks dont work. But they work and (according to my aunt) were very high quality windows for their time. The description: Wood framed, single pane (with a removable interior second pane). Kitchen windows crank, all others slide (both up and down). Not sure what else to say here.
  21. Just finished up our first first day. I'm freaking exhausted, we closed at 2:30, ate lunch, and was in the house working by 3:30. Reevaluated alot of what we were going to do and per Mikes advice we are going to attempt to follow more of his above suggestions. I'm tired and will reply to your post tomorrow.
  22. Mike, Jeff, and crew, After reading Mikes extensive post on our flip, I'm actually rethinking replacing the windows. We originally budgeted to replace the windows but I'm now thinking that may not be the best way to go. They actually do need to be replaced, but should I do that or let the buyer do it? FYI, they will cost $3900.