In this episode, host Jason Seward sits down with Brandon Lindsey — Richmond-based real estate investor, licensed contractor, and creator of The Rehab Playbook — for a ground-level master class on new construction investing. Brandon has spent years mastering both sides of the business: the construction process and the real estate strategy behind it. That dual fluency is rare, and this conversation makes full use of it.
Brandon walks through the entire new construction process from start to finish — deal evaluation, due diligence, permitting, site preparation, phased construction, listing strategy, financing, and cash flow management — drawing direct comparisons to fix and flip rehabs throughout so experienced flippers can see exactly where they already have transferable skills and where the learning curve sharpens. His core philosophy is that a builder's most important job is not swinging a hammer, but playing air traffic controller — coordinating subs, inspectors, vendors, and timelines simultaneously while keeping the project moving and profitable.
Brandon also opens up about the business side that trips most people up: building to the market instead of your own taste, knowing when to bring in an interior designer and stay out of the way, understanding plan B exit strategies before you break ground, and protecting cash flow above everything else. He built his coaching community, The Rehab Playbook, and its inner circle, The New Build Group, around exactly these lessons — helping investors get into new construction with systems, checklists, and a network behind them rather than learning through expensive mistakes alone.
What You'll Learn in This Episode
- How the new construction process maps to fix and flip — and the specific phases where your rehab experience already applies
- Why the contractor's most critical skill is communication and timing, not construction — and what it means to be an air traffic controller on a job site
- The due diligence checklist for new construction: zoning, site prep, permits, and why knowing your municipality matters as much as knowing your numbers
- How to finance new construction deals — from bank loans to private money to JV structures — and why protecting cash flow beats chasing a lower interest rate every time
- Why you should build to the market, not your taste, and how leaning on your realtor early changes your outcome
Timeline Highlights
[0:00] – Introducing Brandon Lindsey and his background in construction and real estate investing
[2:59] – Brandon's first Dealmaker event in 2020: hiding in the back, faking phone calls, and running to the bathroom to avoid conversation
[5:01] – How Brandon evolved from that introvert who couldn't shake hands to running his own group and speaking on the main stage
[7:00] – Why networking transformed his business — and what introversion actually means versus what people think it means
[8:27] – Setting up the new construction master class and who this conversation is built for
[9:43] – Step 1: Evaluating the deal — how new construction underwriting compares to rehabs
[11:21] – Optimizing square footage to maximize return before you ever break ground
[12:42] – Step 2: Due diligence — site prep, zoning ordinances, setbacks, special use permits, and variances
[16:57] – Why knowing your municipality's appetite — and the people in it — is the most important thing a new builder can do
[20:55] – Why checklists are non-negotiable across every phase of new construction
[23:10] – Step 3: Planning and permitting — what's in your permit package and why contractors need a business license in every municipality
[25:51] – The contractor question: what non-licensed investors need to account for in their underwriting
[26:43] – Brandon's cost per square foot benchmarks — and why economies of scale matter more than most people realize
[29:25] – Breaking ground: site preparation checklist, construction entrance, silt fence, permit box, and clearing
[30:31] – Phase 1: Footings, foundation, framing, and drying in — and how this maps to a full gut renovation
[32:07] – The air traffic controller concept: why heavy communication, not hammers, is the real job
[34:15] – How to schedule subs 3 to 4 weeks out to minimize gaps and keep timelines tight
[37:01] – Phase 2: Roughing — plumbing, HVAC, electrical, roofing, framing inspection, insulation
[38:15] – Phase 3: Interior veneer — drywall, trim, doors, floors, tile. By the end, no framing members visible
[39:25] – When to start working with your realtor — before the build is done or even listed
[41:10] – Why Brandon runs every 50/50 decision through his realtor and lets them lead on finishes
[44:23] – Why he hires an interior designer and steps back — so he can focus on air traffic control
[48:49] – What to do when the house doesn't sell: plan B exit strategies and why price point matters more than construction type
[52:15] – Financing options: banks, hard money, private money, JV structures, and lines of credit
[53:41] – Why cash flow kills more new construction businesses than bad deals do
[56:02] – The importance of liquidity and building a full tool belt of financing options before you need them
[59:01] – How to get involved with The Rehab Playbook and The New Build Group
Rapid Fire Highlights
- Biggest networking evolution: From faking phone calls to avoid conversation at his first Dealmaker event in 2020, to running his own group and speaking on the main stage three years later
- Core philosophy: The builder's job is air traffic controller — coordinating subs, inspectors, vendors, and timelines simultaneously, not swinging hammers
- Biggest cash flow lesson: If you have to pay more interest to protect liquidity, do it. Cash flow problems kill more construction businesses than bad deals
- Build to the market: Hire a designer, lean on your realtor, and keep your personal taste out of the finishes — it will not move the price
- Cost benchmarks: Brandon underwrites at $130 per square foot for standard builds, $135 for higher end, with economies of scale making smaller homes significantly more expensive per foot
Resources Mentioned
- Elite Dealmakers community discounts: http://elitedealmakers.com/discount
- The Rehab Playbook — Brandon's coaching community and resource hub
- The New Build Group — inner circle community focused on new construction within The Rehab Playbook
- 608B Capital Funding — construction and fix and flip lending: http://608bcapital.com/
Connect and Subscribe
If this episode sparked something for you, subscribe, leave a review, and share it with someone who's serious about building their real estate legacy. New episodes every week.
Dealmaker Catalyst is rooted in the culture built by Jim Ingersoll and the nationwide Dealmaker community.
