Ever wonder how to confidently make low offers and still have sellers eager to say "yes"? In this episode, I walk you through the exact formula we use to identify, evaluate, and negotiate profitable deals in real estate — especially for those looking to flip properties. From understanding after-repair value (ARV) to estimating renovation budgets using real numbers from actual flips, we dive deep into the nuts and bolts of what makes a successful offer.

You'll learn how to identify affordability caps in neighborhoods, avoid common rookie mistakes with comps, and build out your draft budget using condition-based repair estimates. Plus, I share real-time walkthroughs using Zillow, pro tips for finding hidden distressed listings, and exactly how to get the attention of sellers — even when they're hanging on to unrealistic expectations.

Timeline Summary

[0:00] - Selling your service: What makes your offer attractive to sellers

[1:10] - Defining After Repair Value (ARV) and why location caps matter

[2:40] - Breaking down the flipping formula: From ARV to max offer

[4:41] - Why profit isn't a dirty word (and why it's non-negotiable)

[5:19] - Rules for comping: How to find the right property comparisons

[10:46] - Affordability check: When the math says yes, but the market says no

[14:25] - Using Zillow keywords to uncover distressed properties

[24:05] - Evaluating renovation scope based on square footage and condition

[37:08] - Quick rehab cost ranges from light cosmetic to full gut jobs

[41:25] - Due diligence tips: Tools, red flags, and common investor pitfalls

5 Key Takeaways

1. ARV is the foundation – Always begin your offer analysis by confidently determining the After Repair Value. This anchors every other calculation in your deal.

2. Affordability caps matter – Just because the numbers say a house could sell for more doesn't mean the local market will support it.

3. Draft budgets drive decisions – Use property condition and square footage to create ballpark rehab estimates before you commit time or money.

4. Use sold comps only – Active listings are not reliable indicators. Focus on recent sales within the same neighborhood to evaluate value.

5. Do your due diligence early – Google the address, check flood zones, and dig into neighborhood data before making an offer.

Links & Resources

• Profit First for Real Estate Investing – Recommended book for flipping with profitability in mind

• FlipperForce – Software used for budget tracking and renovation scope management

• FEMA Flood Map Service – Check property flood zones

• Nextdoor App – Research neighborhood dynamics

• Realtor.com & Zillow – Used for live comping and deal evaluation

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