How do weekly labor draws work for rehab projects?

We quote your full project price upfront. Instead of paying 30-50% as a deposit, you pay weekly as labor progresses. Each payment is credited toward your project total. Draws start at $4k/week for smaller projects and scale with project size. Materials are separate: we provide detailed lists and you purchase directly, so you control the spend.

Is SLH a project manager or contractor?

We're the licensed general contractor. Our crews do the work: demo, framing, plumbing, electrical, finishes, everything. We're not a middleman coordinating other contractors.

Why do investors purchase materials separately?

Transparency. Traditional contractors mark up materials or bundle them so you can't see what you're paying. We provide detailed material lists with quantities and timing. You buy directly from suppliers at cost. No hidden markup, full visibility.

What payment methods do you accept for rehab projects?

The $150 scope fee can be paid by credit card. All other payments (weekly labor draws, final balances) are wire transfer, check, or cash only. No credit cards for project payments.

How do I qualify for Portfolio Partner pricing?

You qualify with either 3 or more concurrent projects OR a commitment to 5+ projects per year. This gives you 10% off weekly labor draw rates plus priority scheduling and included pre-acquisition estimates.

Do you handle permits for rehab projects?

Yes, as an add-on service. We manage the entire permit process including applications, coordinating inspections, and maintaining documentation. Permit fees are passed through at cost.

What is the seasoning period for a BRRRR refinance?

The minimum time between purchase and refinance. Conventional lenders typically require 6 months. Portfolio and DSCR lenders vary from 0-6 months. Check with your lender before planning your timeline.

How do I plan my BRRRR rehab timeline?

Work backwards from your target refinance date. Subtract time for tenant placement (2-4 weeks) and appraisal processing (2-3 weeks). The remaining time is your rehab window.

What documentation helps with the refinance appraisal?

Before and after photos, scope of work, permits and inspection records, and receipts for major systems. Our weekly draw documentation provides most of this automatically.

What is included in the $150 scope visit?

Full walkthrough, scope of work designed for BRRRR timelines, cost breakdown, timeline aligned to your refinance target, and weekly draw schedule.

What if my appraisal comes in low?

Low appraisals usually mean the rehab didn't hit the right value drivers or the comps don't support the value. Proper scope planning targets the improvements appraisers value most for your specific market.

BRRRR Rehab Timeline: What Lenders Need Before Refinance

Your BRRRR deal isn't done when the rehab is done. It's done when the refinance closes. And the refinance depends on meeting lender requirements that most investors don't think about until it's too late.

The Seasoning Period

Most conventional and portfolio lenders require a "seasoning period" - a minimum time between when you acquired the property and when they'll refinance based on appraised value (not purchase price).

Common seasoning requirements:

Conventional (Fannie/Freddie): 6 months from purchase
Portfolio lenders: 3-6 months
DSCR lenders: 0-6 months (varies widely)
Credit unions: Often 6-12 months

This matters for your timeline. If you close on the purchase January 1 and finish the rehab March 1, you might still wait until July 1 for a conventional refinance. That's 4 months of holding costs on a completed property.

Plan the Timeline Backwards

Start from the refinance date and work backwards:

Target refinance date: Month 6 from purchase
Appraiser needs to see: completed rehab, tenant in place (for DSCR), market rent verification
Tenant placement: 2-4 weeks after rehab
Rehab completion: Needs to finish by Month 4 to allow for tenant placement
Rehab start: Month 1

That gives you roughly 3-4 months for the rehab on a 6-month seasoning requirement. Factor in 2 weeks for permit processing and you're looking at a 10-14 week rehab window.

What the Appraiser Needs to See

The refinance appraisal is the gatekeeper. The appraiser needs:

Completed work. All visible systems functional, finishes clean, no punch list items remaining.
Comparable sales. Recent sales of similar, renovated properties in the area supporting your target value.
Market rent. If using a DSCR lender, the rent needs to support the loan payment. A signed lease at market rent helps.
Property condition. Clean, well-maintained, no deferred maintenance visible.

Documentation That Helps Your Refinance

Lenders and appraisers like seeing:

Before and after photos (weekly draw documentation provides this automatically)
Scope of work showing what was done
Permits pulled and inspections passed
Receipts for major systems (HVAC, electrical panel, plumbing)

At Seller's Little Helpers, every weekly draw package includes dated photos and completion details. By the time your rehab is done, you have a complete renovation record that impresses lenders and supports the appraised value.

Timeline Risks

Things that blow your BRRRR timeline:

Slow rehab. Every extra week pushes the refinance further out (or compresses the tenant placement window)
Permit delays. Can add 2-4 weeks. File early.
Low appraisal. If the appraised value comes in low, your refinance doesn't return enough capital. This is often a scope issue - the rehab didn't hit the right value drivers.
Tenant placement. Finding a qualified tenant in 2 weeks is optimistic. Budget 4 weeks.

Weekly Draws and Timeline Control

The weekly draw model keeps your BRRRR timeline on track:

Weekly milestones prevent multi-week slowdowns
Friday reviews catch timeline slippage early
Financial pressure to perform keeps the crew moving
Weekly documentation creates the refinance record automatically

At Seller's Little Helpers, we build the BRRRR timeline into the scope from day one. The draw schedule accounts for the seasoning period, tenant placement window, and refinance target.

Book a $150 scope visit at sellerslittlehelpers.com - we'll build a rehab timeline that hits your refinance window. Call (708) 536-6700 or email info@sellerslittlehelpers.com.

BRRRR Rehab Timeline: What Lenders Need to See Before You Refinance