Hi all, we are newer flippers and also pretty new landlords. We came into a rental portfolio last year quicker than we could pre-plan taxes for our slow to start flipping company. Who do you all go to for real estate investor friendly and strategic tax services?

Most people only talk about their wins after everything is cleaned up, stabilized, and refinanced. I want to talk about one of the deals in 2022 that actually shaped how Haven Management Group operates today — because it didn’t go perfectly, and that’s exactly why it mattered. This was a 6-unit multifamily value-add project at 515 Davis St, near Radford University. While I had ownership in this deal, we intentionally approached it the same way we now approach client assets through our Haven Turnaround Team. At the time, this was one of our first true deep value-add multifamily projects. We were confident in the strategy, but still learning how to execute at a high level — in real time, with real capital on the line. The Deal at a Glance - Property: 6 units (all 2BR / 1BA) - Market: Radford, VA (2 blocks from RU campus) - Condition: Vacant, distressed, non-performing - Strategy: Full systems renovation → stabilize → refinance Capital & Outcome - Purchase: $310,000 - Renovation: $350,000 - Total basis: ~$660,000 - Annualized gross income: $100,800 - Appraised value post-stabilization: $1,125,000 - Cash-out refi at ~70% LTV: ~$650,000 The construction loan was taken out within roughly 12 months, returning capital and significantly de-risking the project. What the Original Plan Looked Like On paper, the plan was straightforward: - Full interior and exterior renovation - Major system upgrades - Bring rents to market - Stabilize quickly - Refinance into permanent debt The plan itself wasn’t wrong — but like most first-time deep value-add projects, execution revealed gaps we hadn’t fully priced in yet. Scope of Work (This Was a True Reset) This was not cosmetic. It was a systems-level overhaul. Exterior - New roof - New windows and doors - Full exterior paint - Parking lot paving - Deck rebuild and staining - Landscaping Systems - New mini-split HVAC systems (6) - Full PEX plumbing replacement - New PVC sewer system and main line - New electric service and panels throughout

FULL REFUND! Well… almost. We just received 90% of our invested capital back on our latest multifamily project. How’s that even possible? Simple — value-add done right. I’m just one of a handful of investors in this deal, but today was a good reminder of why we roll up our sleeves and do the hard work. We bought a tired property, fixed the problems, tightened operations, and forced real value into the building. Now we’re sitting in a $3.2M asset with almost all of our original funds back in our pockets. Not bad for a bunch of simple folks trying to build long-term wealth the slow, steady way.

Most operators look at a struggling building and immediately jump to spreadsheets, KPIs, or pro formas. But here’s a truth you learn after running enough turnarounds: Some properties tell you everything you need to know the moment you open the door. No spreadsheet required. This Roanoke unit is a perfect example. The new owners hired us because the building wasn’t performing and hadn’t been managed closely in years. During the walkthrough, it was obvious why—poor unit condition, slow turns, and outdated finishes that made the unit hard to lease. The lesson for operators: 1. A unit doesn’t need to be “destroyed” to be losing money. Even light neglect compounds into vacancy loss, tenant churn, slower leasing velocity, and lower market rents. This was a $4,000 turn—not a gut job. Fresh paint, LVP flooring, deep clean, basic repairs, new blinds, better lighting. Nothing fancy. Just restoring the unit to a standard someone actually wants to live in. But here’s the key: 2. Speed matters just as much as scope. This turn was completed in 2 weeks 1 week of leasing= back on market and producing quickly. Most of the money operators lose during turns isn’t in the construction—it’s in the downtime. Your turn process should always be built around: - fast decision-making - clear scope templates - dependable vendors - pre-approved finish materials - leasing starting before the unit is even finished 3. Small dollar turns can deliver big dollar impact. A $4K spend helped stabilize a unit that had been dragging NOI for years. Across a portfolio, these small upgrades can stack into tens of thousands in additional annual income. 4. The real game in multifamily isn’t “saving money”—it’s removing friction. Slow turns, unclear scopes, sloppy work, and inconsistent standards crush NOI more than almost anything else. Operators who master tight turn processes have a huge advantage over those who only focus on rent increases or expense cutting.

It seems that every year we run out of houses to fix around this time. Does anyone else who is flipping 20 plus homes a year have this issue or is it just me? November -> February are notoriously bad months for me when it comes to purchasing new projects.