In this episode, Annie and I walk you through a full case study of one of our most challenging and rewarding rehab projects to date—a fire-damaged property we purchased from a wholesaler. We break down every step, from structural surprises and smoke damage to budget adjustments and smart staging strategies. This is a real-world look at how we handle unexpected issues and still bring a distressed property back to market-ready condition.

We cover what tools we used, what went wrong, how we pivoted, and how we manage the pressure of a fast-approaching listing deadline. Whether you’re new to flipping or looking to take on more complex projects, this episode will give you a detailed playbook for managing rehab chaos with confidence and creativity.

Episode Timeline:

[0:00] - Introducing the fire-damaged property and how we acquired it

[1:16] - Scope of damage: fire, smoke, plaster, and a partial roof replacement

[2:37] - Why we go after deals others avoid

[3:22] - Sealing smoke damage: products that actually work

[4:24] - Budgeting for mechanicals and structural issues

[5:17] - Surprise structural problems and how we solved them

[6:51] - Cost-saving move: repurposing used cabinets

[8:11] - Final stage of rehab and getting it market-ready

[9:29] - Dealing with contractor mistakes and last-minute fixes

[10:22] - Flooring changes and creative design decisions

[11:02] - How we handle lighting, vanities, and layout adjustments

[12:04] - Using House Pro for mood boards, budgeting, and design planning

[13:17] - Practical alternatives for new investors without design software

[14:33] - On-site organization: keeping everyone on the same page

[16:05] - Why we chose this house: location, layout, and buyer appeal

[17:38] - Deciding not to add a second bath—and why

[18:43] - Staging to sell: layout tips and selling furniture

[19:46] - Renting vs. owning staging furniture

[20:59] - How we source staging items affordably

[21:58] - Staging dos and don’ts for tight budgets

[23:21] - Building long-term vendor relationships

[24:12] - Why we skip curtains and wall art in staging

[24:31] - Simple, smart landscaping that sells without daily maintenance

[25:15] - Final thoughts and lessons from this fast-paced flip

5 Key Takeaways:

1. Don’t fear fire-damaged homes – With the right tools and knowledge, these properties can offer excellent ROI.

2. Expect the unexpected – Structural surprises are common; budget buffer and flexibility are essential.

3. Reuse creatively – Repurposing materials like cabinets can save thousands and help offset unforeseen costs.

4. Systematize your design – Using tools like House Pro or even free alternatives helps keep your projects consistent and on budget.

5. Stage smart, not expensive – Staging doesn’t require brand-new furniture—just clean, cohesive, and well-placed items.

If this episode gave you insight into tackling bigger rehabs, we’d love it if you rated, reviewed, and shared The Real Estate Ride. Your support helps more aspiring investors learn what’s really possible in real estate.