In this solo episode of Burning the Ships, I continue our tactical series on taking down a single-family investment deal, this time focusing on the most dangerous part of the process: managing rehabs and contractors.
It’s one thing to find and fund a deal. It’s another to execute the rehab efficiently, on budget, and without losing your mind. In this episode, I walk through the entire rehab management process—from pre-closing prep and contractor vetting to progress tracking, payment schedules, and communication strategies that protect your profit margins.
I also dive into the mindset required to survive the inevitable chaos that comes with renovations: grit and flexibility. Whether you’re managing one flip or a full BRRRR portfolio, this episode will give you the systems, expectations, and mindset to keep your projects (and sanity) intact.
Key Talking Points of the Episode
00:00 Introduction
02:33 Why most investors lose money after closing the deal
03:16 JJ’s Joke of the Week
04:14 New Podcast Schedule: Weekly Episodes, Guest Interviews
07:00 Setting the stage: You’ve found the deal, funded it, now it’s time to manage the work
08:12 Pre-closing planning: why you must line up contractors before closing day
10:17 Permits, zoning, and local regulations: avoiding costly shutdowns and fines
11:21 Why you need to get detailed scopes of work from your contractors
13:55 Setting realistic timelines: why 8 weeks on paper usually means 10–12 in reality
15:20 Building strong contractor relationships: why trust is earned, not assumed
18:35 Payment structures, deposits, and red flags to avoid
19:33 Vetting your contractor: references, insurance, and licenses
21:30 How to prevent “scope creep” and surprise bills from change orders
22:47 Tracking budgets, milestones, and using tools to monitor progress
24:17 Weekly check-ins, photos, and accountability—treating your rehab like a business
25:30 Identifying red flags early—how to tell when a contractor’s losing focus
27:03 The power of quick communication and course correction
28:41 Preparing for completion: punch lists, walk-throughs, and final payments
29:17 Pre-marketing your property 30 days before completion
31:01 Refinancing prep: securing tenants and lining up long-term financing early
33:47 The reality check: 90% of rehab projects go over budget or schedule
35:31 Mindset Nugget: Grit and flexibility—why you need both to survive this business
37:04 Applying flexibility and grit to life
40:04 Finding solutions instead of excuses and pivoting when things don’t go as planned
43:12 Quick recap of actionable steps for managing rehabs and contractors
Quotables
“Time is money and it’s never more true than on a rehab.”
“If you’re closing Monday, your contractor should be swinging a hammer Tuesday.”
“Grit is getting punched in the face over and over and still showing up. Flexibility is learning how to pivot without losing focus.”
Links
608B Capital
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