Earlier this week I closed on one of my Statesville NC Deals. I used the Clayton Ultra Flex 28x52 and love that series. Here are the full numbers on this one. Lot cost: $27,000 Home + setup: ~$143,000 Financing fees: $15,000 Total all in: $185,000 Sale price: $219,000 Buyer credits: $8,500 Commission (5.5%): $12,045 Net profit: ~$13,455 Thin deal. About 7% margin. We hit a 2 month weather delay that paused all production. By the time we got through it, the market had shifted and we had 90 days left on our private note. That doesn't give you a lot of options. We didn't have time to sit at market value and wait for the right buyer. We needed to list at a sell now price and move on. That's the reality of using private money. The clock is always running. When delays stack up and eat into your timeline, it puts pressure on your exit whether you're ready or not. A few things I'd do differently. Build more buffer into your timeline when you're using a private note. Weather delays happen. Inspections take longer than expected. Municipalities move slow. If your note only has 6 months and anything goes sideways, you're going to feel it on the back end exactly like we did here. The deal still closed. We still made money. And we keep moving forward. That's the business. Not every deal is a home run and that's okay. The ones that sting a little are the ones that make you sharper. Any questions on how I structured this or how I think about private money timelines, drop them below.

Happy Wednesday! I'm a few days behind on my normal Monday updates. This week is wedding week for me so things a fun chaos right now getting everything organized! Last week I had 3 properties hit the market. Within 48 hours of listing, 2 of the 3 went under contract at asking price. We (allegedly) have a 3rd offer coming on the final home which would be incredible. It seems like the housing market is starting to tick back up, but I'm still being cautious with any new projects that I'm starting. My personal take is that we haven't really started to see the impacts of the war going on, so I'm predicting some more increases to gas and fuel and some more inflation, which means all of our home costs, trade and labor costs are going to see some increases as well. That doesn't mean I stop doing deals, it just means I'm more picky on what deals I say yes to, and I'm stress testing our deals more thoroughly. Remember that when there is fear in the market, there is also a TON of opportunity for those that are ready. Now is the best time to be educating and building relationships. The people that do the best during these times are the ones that have cash (or investors with cash) ready to go and can move quickly on good opportunities! Tomorrows Q&A will be at 10am! Bring your questions! Hope to see you there! One thing to note- I'll be postponing next weeks Q&A as I'll be on a honeymoon in Portugal!