Strategy Decision Sheet

Wholesale / Flip / BRRRR — how to pick per deal.

The 5 Inputs

• Spread — how much room is between acquisition and ARV net of rehab?
• Condition — cosmetic, moderate, heavy, gut?
• ARV Certainty — clean comps or aspirational?
• Capital Available — honest about what and how long?
• Timeline — need to be out or want long-term exposure?

When To Wholesale

• Spread real but condition/capital/timeline don't fit you
• Known buyer who can absorb rehab better
• Capital deployed elsewhere

Ethics (non-negotiable): Clean contract. Seller informed about assignor status. No predatory terms. Reputation > any single fee.

When To Flip

• Spread justifies rehab + carry + selling costs
• ARV certainty high
• Condition in your wheelhouse
• Capital can deploy 4-8 months

Flip underwriting must be tighter than BRRRR — you can't hold your way out of a bad flip.

When To BRRRR

• Property passes the 5-filter
• Rent supports long-term hold
• Target cash-left-in achievable
• You want long-term exposure to the asset

Decision Matrix

• No spread → walk
• Condition heavier than capital/team → wholesale
• Condition OK, ARV clean, short timeline → flip
• Condition OK, ARV clean, rent strong, refi possible, want exposure → BRRRR
• None fit → walk

Next Steps

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