For Real Estate Investors
We Handle the Rehab. You Close More Deals.
Predictable scopes, fixed-price contracts, and photo-documented completions across Western New York. Built for investors who can’t afford surprises mid-project.
The Real Problem
What Investors Actually Deal With on Rehab Projects
Verbal estimates turn into surprise invoices. Material upgrades happen without sign-off. The budget is fiction by day three.
You’re checking in daily. No photos. No updates. You find out about delays when your lender calls to ask why the draw hasn’t been submitted.
Every week over timeline is a mortgage payment, property taxes, and holding cost you didn’t budget. Delays are expensive in ways that don’t show up in the estimate.
No permits pulled. No licensed trade sign-offs. Buyers’ inspectors flag the work and your deal re-trades or falls apart at the table.
What We Do for Investors
Every Stage of the Rehab Cycle
From acquisition-condition assessment to resale-ready finish, we handle the full scope — with documentation at every stage.
Pre-Purchase Scope Assessment
Walk the property before you close. We assess rehab scope and deliver a written cost estimate to inform your offer price and ARV modeling.
Full Rehab Management
Bathroom, kitchen, basement, and whole-home renovations under our 14-Stage Project Lifecycle. Fixed scope, milestone-based payments, daily photo logs.
Compliance & Code Corrections
Permit pulls, licensed trade sign-offs, and inspector-ready work. Documentation formatted for lender draw requests and buyer disclosure packages.
Insurance & Storm Damage
Acquired a distressed or storm-damaged property? We scope, document, and coordinate with carriers — including adjuster communication and draw request support.
Turnover & Hold Portfolio
Ongoing maintenance, unit turnovers, and recurring repairs for rental portfolios. One point of contact, W-9 and COI auto-delivered, photo completion reports every job.
Investment Analysis Tool
Model renovation ROI, ARV impact, and carry cost before you commit. Our free calculator is built specifically for Western NY market conditions.
Why It Matters
What Reliable Rehab Actually Costs to Skip
One week of timeline slippage on a $250K acquisition typically costs $350–$600 in carry alone. One unpermitted repair caught at inspection can retrade a deal by $8–$15K. These aren’t edge cases.
Written estimate after site visit
Typical project start after contract
Craftsmanship warranty on all labor
Photo-documented completions
How It Works
What Happens When You Bring Us a Property
The same 4-step flow whether it’s a single flip or a 12-unit portfolio.
Send Us the Address
Property address, your rehab budget range, and your target timeline. We confirm scope fit within 24 hours.
Free Site Walk + Written Scope
We assess the full property, itemize every repair, and deliver a written cost breakdown — no charge. Formatted for your lender’s draw request if needed.
Execution on Your Timeline
Work starts within 7 days of contract signing. Daily photo logs. Milestone-based payment schedule tied to completion stages, not calendar dates.
Completion Package Delivered
Before & after photos, scope of work, all receipts, permit sign-offs, and warranty documentation. Everything you need for your resale disclosure packet or lender draw.
Investor FAQ
Do you provide documentation for lender draw requests?
Yes. We provide before and after photos, a scope of work with line items, and completion confirmation formatted for FHA, conventional, and hard money draw request requirements. We can submit directly to your lender contact if preferred.
Can you assess a property before I close on it?
Yes. Pre-purchase scope assessments are available for a nominal fee credited toward your project if you move forward. We walk the property and deliver a written rehab estimate you can use in your offer modeling.
Do you pull permits on rehab work?
Yes. All work requiring permits is permitted. Licensed trade work (electrical, plumbing, HVAC) is subcontracted to NY-licensed tradespeople who pull their own permits and provide inspection sign-offs. We track all permit status and provide documentation at project closeout.
How fast can you turn around a flip rehab?
Timeline depends on scope. A cosmetic flip (paint, flooring, fixtures) typically runs 2–3 weeks. A moderate rehab with kitchen and bathroom work runs 4–8 weeks. Full gut renovations are scoped with phase timelines. Tell us your target resale date and we build backward from it.
Do you work with multiple properties at once?
Yes. We work with investors running parallel flips and portfolio landlords managing 10+ units. Each property gets its own dedicated project manager and documentation package. We can phase work across properties to match your capital deployment schedule.
Free Planning Tools
Model Your Investment Before You Commit
No Charge. No Obligation.
Book Your Free Site Visit
We walk the property, assess scope, and deliver a written estimate at no charge.
