Tuesday, June 28, 2016

Flipping Kevin House

I am back in the saddle again,
sharing with you our Kevin flip.

We name our flips after the street they are located on.
It has been an interesting and very busy year, but
now that we are 5 houses under the belt,
and summering back home instead of working on
flips in the hot humid Georgia weather,
I have some time to share with you our experiences
of flipping houses, and working flipping
houses in our retirement.

I will continue again to bring decorating ideas along
the way with these fun flip stories.

The Kevin flip was I think one of the biggest
challenges we have had.

It took 3 months to flip, from start to finish, and it had so 
 much work to do in it and in the end our profit
really wasn't worth all that effort,
Except for a learning experience. 
Here are some pictures, but the story is one to read 
about, so you can learn from our lessons.

Front of Home

For some reason I cannot find the before pictures of this house.
We literally had to gut this kitchen.  It had never been updated from
the time it was originally built. The house was
built in the 70's,  So all the cupboards,
which were not that many, were horrible.
The house filthy, as several dogs were here, and some
very stinky rooms, also an old man lived by himself
after his wife died, and not much cleaning went on.

Front Entry
Front Door

Great Room
Living Room/Great Room

We also opened the doorway to make it an open concept house.
There originally was only a regular door opening from the kitchen
to the living room, and a very small dining area, not really even
large enough to but a table with 4 chairs.
 The french doors out to the back yard, well sort of french doors,
really just a converted sliding glass door, broken and patched we replaced with
these beautiful french doors to go out on the deck.
We added granite counter tops, and glass back splash.

Great Room
Living Room/Great Room


The stove is in the same place in the kitchen,
 but to the left of the stove was the HVAC, which
took a large corner out of the kitchen area,
so we moved it to the hall closet so the kitchen could have
more cabinet space.
I chose cupboards to the ceiling so that there could be
as much storage space as you could possibly get in this small kitchen.
I also chose white cabinets so the space would feel larger.


I really love how this kitchen turned out.
New granite looks awesome, and all the greys
feel so calm and cool here.


We lived in this house for 3 months while we were working
on another flip, and it was such a comfy house to live in.


I love the look of the floors, and how they flow from
the living space to the kitchen space,
This really makes the house look bigger by doing this.
Of course new appliances, as the old weren't even in the house.
And all new lighting fixtures throughout the house.
I went with an industrial look in black.

Eat-In- Kitchen
Dining Area

The living area, was small, and the garage had been converted into a room,
but both rooms were odd.  Dana and Jeremiah built up the floor from
the original garage area to match the living room, and then
took out the wall between them, making this beautiful large
living space. and next to the kitchen we added a wonderful laundry room space,
that was the original back of the garage, and which simply did not exist in the house.

The original garage conversion outside wall was not secure,
so we also replaced that opening, put in a new vinyl window, and then
added crown molding through out the living/kitchen spaces.

Great Room
Living/Great Room


Master Bedroom
Master Bedroom

Master Bathroom
Master Bath shower area

Master Bathroom
Master Bath

Tiled Shower
Master Bath shower

We updated the bathrooms, new vanities and sinks,
and right here where the shower is, used to be a closet.  Just the
right size to make into a shower, and make the bathroom a
full bath instead of a half bath.

Bathroom 2
Hall bath

Here we replaced the shower/tub and the vanity.
Updated the mirror, and lighting.

We painted the inside of  this house in Sherwin Williams Azure Grey.

Back Deck
Back porch

Back Deck
Back Porch

This back porch was original to the house,
but it had blue criss cross open slats around it, We pulled
all of that off, trimmed the bushes, and painted the porch.
The color of the porch came from a bucket of paint that came with
the house.

Laundry Room
Laundry Room

This room is a wonderful size, with enough space to put a folding
table and storage shelves.   We installed 2 cupboards above the
washer and dryer area to match the kitchen.

Front of House

The outside of the house was painted to match the vinyl siding that
was installed to replace the original garage enclosure.

Welcome Home
Our finished Kevin flip

Now the real story!!!

Jer purchased this house at $24,000.
When we arrived and started working on the house,
so much work needed to be done.

These are the things we discovered.
HVAC needed to be replaced and moved, new vents to the area
where the garage existed and the new laundry room.
We were new to the area, so we found a person on line to replace the
HVAC.  He did a terrible job, and we had him come back 3 times
to work on the system.  He never put the filter in correctly,
and we had to hire a different person to pull out the HVAC
and put it in the closet correctly with a accessible filter.
The problem existed that the HVAC became filled with dirt,
because of no filter, then the HVAC started draining water all
over the newly laid laminate floors
 (this happened 3 months into the project just as we were ready to
 put the house on the market), getting them wet
and buckling them.  We had to replace all the laminate in the hall
area.  It was a pain!!!, and a lot of extra work and money.  Thus
instead of only paying $4500 for the system it cost us another
$700 and 2 days of work on replacing the flooring.

Also when we started working on the house, there didn't seem
to be any electricity working, lights but not outlets, except for one outlet
that was in the orignial garage area.
After going under the house and investigating, we discovered that
the all the wires had been stripped from under the house,
so all the electrical had to be replaced under the house, thus,
every electrical outlet and box had to come out and be replaced!!!
Ouch! and lots of extra work, about 2 weeks.
This is the kind of thing that doesn't show in a walk through of
the house, and since it was purchased on Auction.com
you purchase the home as is.

The master bath was just a 1/2 bath, so we
added a shower to the space.  We also replaced the bathtub and
vanity in the hall bathroom, making the master bath a full
bath instead of a half bath.

We started working with a real estate agent who was really
more experienced with rentals than with selling houses.
We had this house listed with him for 6 months and it never sold.
We probably had about 5 showing that entire time.
He only posted 5 pictures on the MLS,
so there wasn't much for a buyer to see and attract them to want
to visit the house.

After that 6 months we changed agents to a very sharp agent,
who sold this house in 5 weeks.

Yeah!!! Another house sold.
We did make money on this house,
only about $7,000.
For the amount of time and energy spent, it was
a great learning lesson.

Beware of the area you are buying in, and
make sure you have a great agent!

Here is the virtual tour from our new real estate agent.


It's a flip!


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