Flipping 101: 5 Lessons I Learned from Turning Fixers into Family-Ready Homes

People love to watch HGTV-style transformations — and I get it. The before-and-afters are fun, the numbers can be exciting, and who doesn’t love a good design reveal? But what TV doesn’t always show you is the messy middle.

I’ve flipped enough houses now to know that it’s equal parts thrilling and challenging. Along the way, I’ve learned some lessons I wish someone had told me in the beginning. If you’re curious about flipping or just love seeing behind the scenes, here are my top five takeaways:

1. Always Expect Surprises

Behind every wall is… well, who knows what. You might find old plumbing, faulty wiring, or a rotten subfloor. Surprises aren’t an “if,” they’re a “when.” That’s why I always build margin into both the budget and the timeline.

If the numbers only work when everything goes perfectly, it’s not a good deal.

2. Design for the Buyer, Not Yourself

It’s tempting to pick out bold colors or trendy tile you love, but flips aren’t about your personal taste. The goal is to create a home that appeals to the widest range of buyers. That’s why I stick with timeless neutrals, popular finishes, and layouts that make sense for families. If you want to see my favorite choices, you can shop my flips here.

3. Speed Matters More Than You Think

Every extra week a house sits, holding costs pile up . . . interest, utilities, insurance and opportunity cost. The faster you can complete a quality rehab, the faster you can sell and move on to the next project.

Efficiency is just as important as design.

4. Your Contractors Are Everything

A flip is only as good as the team behind it. Having reliable contractors you trust makes all the difference. Pay them on time, communicate clearly, and treat them with respect.

A good contractor relationship can save you thousands in both money and stress.

5. It’s Addictive (in the Best Way)

There’s something deeply satisfying about walking into a run-down house and seeing the potential. Taking something broken and breathing new life into it never gets old.

Once you do it, you’ll want to do it again.

Why Flipping Is Worth It

Flipping isn’t easy. It’s not always glamorous. But it is rewarding. Beyond the profit, there’s something powerful about transforming a house into a home where families can make memories. For me, that’s what makes the dust, the delays and even the surprises worth it.

If you’ve ever thought about flipping, start small, run your numbers, and know that it’s a learning process.

Every project makes you better.

I’ve mentored lots of beginning investors. If you want to talk about what that looks like, let’s have a conversation.